2765 E Waterview Dr · Sebring, FL 33825

$119,900

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 323 Days on market

Built 1994 Est $130k · 8% 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 +21.1/30.0
• ARV discount +11.1/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! Nestled in the peaceful Marina Cove community inside prestigeous Highlands Ridge, this charming double-wide home offers the perfect blend of comfort, affordability, and convenience. Inside, you'll find a cozy living/dining room that opens to the kitchen, creating an ideal space for relaxing and entertaining. The kitchen features brand new appliances, including a refrigerator, stove, and dishwasher, all less than two years old, and granite counter tops. Bathrooms have been updated with new vanities as well. The owner has taken care of all the hard stuff, so you can enjoy the new flooring throughout the home and a AC that is less than five years old, windows in 2022 and new roof (2022). Oversized two car garage with plenty of storage space for all your toys! This wonderful property is being sold as-is, but inspections are welcomed. More Pictures Coming Soon

Key facts

• Updated mobile home
• Granite countertops
• Vinyl plank flooring

Tags

• UPDATED MOBILE HOME
• MARINA COVE COMMUNITY
• VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• REMODELED BATHROOMS
• NEW WATER LINES

Property features AI

Finance

• Other: Zoning: MH1; Road surface to property: paved
• Financial info: No additional financial details provided
• HOA & community: Land is leased (monthly land lease: $511); Senior community; Park name: Highlands Ridge

Exterior

• Parking: Detached garage (1 car)
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured in-park (mobile home); Double-wide; Single-story
• Construction: Aluminum siding and frame construction; Shingle roof
• Exterior features: Enclosed rear porch; Views (golf course frontage); Community pool (none on property); Community amenities: clubhouse, fitness center, golf, pool, tennis courts

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Count not specified
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet; Blinds on windows
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 475 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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. 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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $130,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2776 E Waterview Dr	0.03mi	2/2.0	1,400 (0%)	17mo	$133,500	$95	85
2716 E Waterview Dr	0.15mi	3/2.0 (+1)	1,440 (+3%)	6mo	$136,900	$95	79
2888 E Spinnaker Dr	0.07mi	2/2.0	1,500 (+7%)	19mo	$114,000	$76	69
2721 E Waterview Dr	0.13mi	2/2.0	1,300 (-7%)	16mo	$114,900	$88	68
2835 S Mainsail Dr	0.10mi	2/2.0	1,200 (-14%)	4mo	$112,000	$93	68
2701 E Waterview Dr	0.19mi	2/2.0	1,600 (+14%)	3mo	$147,900	$92	65
2873 S Driftwood Ct	0.37mi	2/2.0	1,350 (-4%)	16mo	$122,500	$91	63
2807 S Dockside Dr	0.16mi	2/2.0	1,200 (-14%)	13mo	$125,000	$104	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-8,558
• Equity at exit: $17,877

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $6,599
• Equity at exit: $10,367

Cash invested: $33,572 (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 33825

• Home prices YoY: -25.9%
• Active inventory: 475
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $170

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 82%

Sensitivity live

Price	-10% $253	-5% $212	+0% $170	+5% $129	+10% $88
Rent	-10% $70	-5% $120	+0% $170	+5% $220	+10% $270
Rate	-1.0pp $231	-0.5pp $201	base $170	+0.5pp $139	+1.0pp $108

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $119,900 Active 323 DOM
2. 2026-06-18
   days on market $119,900 Active 322 DOM
3. 2026-06-17
   days on market $119,900 Active 321 DOM
4. 2026-06-16
   days on market $119,900 Active 320 DOM
5. 2026-06-15
   days on market $119,900 Active 319 DOM
6. 2026-06-14
   days on market $119,900 Active 317 DOM
7. 2026-06-10
   days on market $119,900 Active 314 DOM
8. 2026-06-09
   days on market $119,900 Active 313 DOM
9. 2026-06-08
   days on market $119,900 Active 312 DOM
10. 2026-06-07
    days on market $119,900 Active 311 DOM
11. 2026-06-02
    days on market $119,900 Active 306 DOM
12. 2026-06-01
    days on market $119,900 Active 305 DOM
13. 2026-05-31
    days on market $119,900 Active 304 DOM
14. 2026-05-30
    days on market $119,900 Active 303 DOM
15. 2025-10-04
    price $119,900
16. 2025-07-31
    listed $126,900 Active
17. 2023-05-31
    soldstatus $126,900 Closed 894-char remark

    Show marketing remark (894 chars)

    Welcome to your new home! Nestled in the peaceful Marina Cove community inside prestigeous Highlands Ridge, this charming double-wide home offers the perfect blend of comfort, affordability, and convenience. Inside, you'll find a cozy living/dining room that opens to the kitchen, creating an ideal space for relaxing and entertaining. The kitchen features brand new appliances, including a refrigerator, stove, and dishwasher, all less than two years old, and granite counter tops. Bathrooms have been updated with new vanities as well. The owner has taken care of all the hard stuff, so you can enjoy the new flooring throughout the home and a AC that is less than five years old, windows in 2022 and new roof (2022). Oversized two car garage with plenty of storage space for all your toys! This wonderful property is being sold as-is, but inspections are welcomed. More Pictures Coming Soon

18. 2023-05-15
    status Pending 894-char remark

    Show marketing remark (894 chars)

    Welcome to your new home! Nestled in the peaceful Marina Cove community inside prestigeous Highlands Ridge, this charming double-wide home offers the perfect blend of comfort, affordability, and convenience. Inside, you'll find a cozy living/dining room that opens to the kitchen, creating an ideal space for relaxing and entertaining. The kitchen features brand new appliances, including a refrigerator, stove, and dishwasher, all less than two years old, and granite counter tops. Bathrooms have been updated with new vanities as well. The owner has taken care of all the hard stuff, so you can enjoy the new flooring throughout the home and a AC that is less than five years old, windows in 2022 and new roof (2022). Oversized two car garage with plenty of storage space for all your toys! This wonderful property is being sold as-is, but inspections are welcomed. More Pictures Coming Soon

19. 2023-04-25
    historical Active Under Contract 894-char remark

    Show marketing remark (894 chars)

    Welcome to your new home! Nestled in the peaceful Marina Cove community inside prestigeous Highlands Ridge, this charming double-wide home offers the perfect blend of comfort, affordability, and convenience. Inside, you'll find a cozy living/dining room that opens to the kitchen, creating an ideal space for relaxing and entertaining. The kitchen features brand new appliances, including a refrigerator, stove, and dishwasher, all less than two years old, and granite counter tops. Bathrooms have been updated with new vanities as well. The owner has taken care of all the hard stuff, so you can enjoy the new flooring throughout the home and a AC that is less than five years old, windows in 2022 and new roof (2022). Oversized two car garage with plenty of storage space for all your toys! This wonderful property is being sold as-is, but inspections are welcomed. More Pictures Coming Soon

20. 2023-04-03
    listed $126,900 Active 894-char remark

    Show marketing remark (894 chars)

    Welcome to your new home! Nestled in the peaceful Marina Cove community inside prestigeous Highlands Ridge, this charming double-wide home offers the perfect blend of comfort, affordability, and convenience. Inside, you'll find a cozy living/dining room that opens to the kitchen, creating an ideal space for relaxing and entertaining. The kitchen features brand new appliances, including a refrigerator, stove, and dishwasher, all less than two years old, and granite counter tops. Bathrooms have been updated with new vanities as well. The owner has taken care of all the hard stuff, so you can enjoy the new flooring throughout the home and a AC that is less than five years old, windows in 2022 and new roof (2022). Oversized two car garage with plenty of storage space for all your toys! This wonderful property is being sold as-is, but inspections are welcomed. More Pictures Coming Soon

21. 2018-04-13
    soldstatus $40,000 457-char remark

    Show marketing remark (457 chars)

    This is a super clean 2/2/2 manufactured home on leased land in prestigious Highlands Ridge. It is furnished & equipped with an eat-in kitchen as well as a separate dining area. The screened porch has sliding vinyl windows giving you the opportunity to use it year round. Two golf courses (fees apply), 2 pools, hot tub, pickleball, tennis, shuffleboard, lake frontage and lots of seasonal activities await its new owner. $10 hoa annual per household.

22. 2017-05-06
    listed $45,900 457-char remark

    Show marketing remark (457 chars)

    This is a super clean 2/2/2 manufactured home on leased land in prestigious Highlands Ridge. It is furnished & equipped with an eat-in kitchen as well as a separate dining area. The screened porch has sliding vinyl windows giving you the opportunity to use it year round. Two golf courses (fees apply), 2 pools, hot tub, pickleball, tennis, shuffleboard, lake frontage and lots of seasonal activities await its new owner. $10 hoa annual per household.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,174
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,488
• Taxable income: $144
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,010/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): 25,501
• Household income: $46,949
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 691.0

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 0.64)
• Race & ethnicity: White 51% Hispanic / Latino 27% Black 17% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 13% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam, Guatemala
• Languages at home: 74% English-only · Spanish 24% Tagalog/Filipino 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: ▼ -98.54%
• Current HPI: 281.8067
• Rent YoY: —
• 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

+161.2% since first listed

8 events — show timeline

• 2025-10-04 Price Changed $119,900 HAOR as distributed by MLS GRID
• 2025-07-31 Listed $126,900 HAOR as distributed by MLS GRID
• 2023-05-31 Sold (MLS) $126,900 HAOR as distributed by MLS GRID
• 2023-05-15 Pending — HAOR as distributed by MLS GRID
• 2023-04-25 Contingent — HAOR as distributed by MLS GRID
• 2023-04-03 Listed $126,900 HAOR as distributed by MLS GRID
• 2018-04-13 Sold (MLS) $40,000 HAOR as distributed by MLS GRID
• 2017-05-06 Listed $45,900 HAOR as distributed by MLS GRID