1320 Wightman Ave · Sebring, FL 33870

$128,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 233 Days on market

Built 1980 5,663 sqft lot Est $128k · at est.

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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 +18.6/30.0
• ARV discount +7.3/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• 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

Well-maintained 2-bedroom, 1-bath condo in a convenient Sebring location, just minutes from downtown and Sebring High School. This inviting home offers easy, low-maintenance living with a newer roof replaced in 2018 and a comfortable layout ideal for year-round living or seasonal use. Enjoy being close to shopping, dining, and local parks while living in a quiet, established community. Perfect for first-time buyers, retirees, or anyone looking for affordable comfort in the heart of Sebring.

Key facts

• Built 1980
• Listed 232 days

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer (sewer available)
• Home design: Residential condominium; One level
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Front porch; Paved road frontage (41 ft)

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $126k (1.2% below list).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 480 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 30% 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 $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $128k implies a 106% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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 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: 0.99% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $127,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Denise Ave	0.17mi	2/1.0	800 (-6%)	8mo	$106,250	$133	75
614 Denise Ave	0.20mi	2/1.0	800 (-6%)	8mo	$106,250	$133	74
4718 2nd St	0.48mi	2/1.0	812 (-4%)	2mo	$54,900	$68	68
4722 4th St	0.51mi	2/1.0	829 (-2%)	7mo	$90,500	$109	66
1912 Wightman Ave	0.36mi	2/1.0	816 (-4%)	16mo	$152,000	$186	63
1801 Colmar Ave	0.30mi	2/2.0	934 (+10%)	9mo	$140,000	$150	58
3021 Villa Rd	0.68mi	2/1.0	800 (-6%)	1mo	$120,000	$150	58
1512 Sunkist Ave	0.40mi	2/1.5	930 (+9%)	9mo	$185,000	$199	56
4810 5th St	0.57mi	2/1.0	934 (+10%)	3mo	$93,000	$100	54
3135 Villa Rd	0.58mi	2/2.0	899 (+6%)	12mo	$153,750	$171	49
1506 Orange Blossom Ave	0.57mi	2/1.0	725 (-15%)	5mo	$55,000	$76	44
3002 Spinks Rd	0.72mi	2/1.0	800 (-6%)	21mo	$127,000	$159	39

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-16,486
• Equity at exit: $19,085

10-year hold

• IRR: -9.6%
• Equity multiple: 0.49×
• Total profit: $-18,392
• Equity at exit: $11,067

Cash invested: $35,840 (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: 480
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $125

Break-even live

Break-even rent $1,107

Max offer price $128,000

Occupancy floor 85%

Sensitivity live

Price	-10% $197	-5% $161	+0% $125	+5% $89	+10% $52
Rent	-10% $25	-5% $75	+0% $125	+5% $175	+10% $225
Rate	-1.0pp $189	-0.5pp $157	base $125	+0.5pp $92	+1.0pp $58

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8761 Watersound Cir Sebring, FL	2.0–3.0	2.0	1090	$1,210	$1.11	22d	1	0.65mi

Listing history 20 events

1. 2026-06-21
   days on market $128,000 Active 233 DOM
2. 2026-06-19
   days on market $128,000 Active 231 DOM
3. 2026-06-18
   days on market $128,000 Active 230 DOM
4. 2026-06-17
   days on market $128,000 Active 229 DOM
5. 2026-06-16
   days on market $128,000 Active 228 DOM
6. 2026-06-15
   days on market $128,000 Active 227 DOM
7. 2026-06-14
   days on market $128,000 Active 225 DOM
8. 2026-06-10
   days on market $128,000 Active 222 DOM
9. 2026-06-09
   days on market $128,000 Active 221 DOM
10. 2026-06-08
    days on market $128,000 Active 220 DOM
11. 2026-06-07
    days on market $128,000 Active 219 DOM
12. 2026-06-02
    days on market $128,000 Active 214 DOM
13. 2026-06-01
    days on market $128,000 Active 213 DOM
14. 2026-05-31
    days on market $128,000 Active 212 DOM
15. 2026-05-30
    days on market $128,000 Active 211 DOM
16. 2026-05-06
    price $128,000
17. 2026-03-18
    price $129,900
18. 2025-10-31
    listed $135,000 Active
19. 2007-03-01
    soldstatus $62,000
20. 1999-09-28
    soldstatus $28,000

ⓘ 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: $1,799 · $150/mo
• Projected year-2 tax: $1,799 · $150/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 · 24 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: $15,179
• − Mortgage interest: −$7,170
• − Property taxes: −$1,799
• − Insurance: −$640
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,724
• Taxable loss: −$582
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,638/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

+357.1% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $128,000 HAOR as distributed by MLS GRID
• 2026-03-18 Price Changed $129,900 HAOR as distributed by MLS GRID
• 2025-10-31 Listed $135,000 HAOR as distributed by MLS GRID
• 2007-03-01 Sold (Public Records) $62,000 Public Records
• 1999-09-28 Sold (Public Records) $28,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,799 · +9.2% YoY. Source: county tax records.