6455 E Sioux Canal Dr · Hernando, FL 34442

$65,000

2 bd · 1.0 ba · 552 sqft · Manufactured public records · 210 Days on market

Built 1968 0.30 ac lot

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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 +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront mobile at a great price. Perfect weekend retreat in the rural reaches of Citrus County. Private road. Great fixer upper. Full owner financing with minimum downpayment. Beautiful tropical property. Extra large 17 x 39 screen porch with deck inside. For the person who loves their privacy.

Key facts

• On a canal
• 0.3 acre lot
• Built 1968

Tags

• ON A CANAL

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Mobile Home; Body type: Single Wide; Zoning: CLRMH; Lot dimensions approximately 100 x 127 (0.3 acres); Lot road surface: Dirt; Waterfront: On freshwater canal with approximately 100 feet of canal frontage and canal view; Living area approximately 552 square feet
• Financial info: Tax information available (see agent) — tax year 2024
• HOA & community: No association

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Electricity connected; Sewer: Other; Water source: See remarks
• Home design: Residential mobile home (single wide); One story; Faces north
• Construction: Metal roof; Other construction materials; Other foundation details; Built on a single level
• Exterior features: Other exterior features

Interior

• Kitchen: Other appliances (details not provided)
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features (see agent for details)
• Laundry & utility: Laundry features: Other

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 $247 ($3k/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: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 5.6% in Hernando — 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 71/100 on livability (#402 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 D-.
• Citrus (rural): math 49% / reading 50% proficiency, ranked #44 of 73 in FL (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 444 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $65k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.13% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.44%
• DSCR: 2.98
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $5,494
• Equity at exit: $9,692

10-year hold

• IRR: 17.2%
• Equity multiple: 2.44×
• Total profit: $26,160
• Equity at exit: $5,620

Cash invested: $18,200 (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 34442

• Home prices YoY: -21.9%
• Active inventory: 444
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $247

Break-even live

Break-even rent $1,074

Max offer price $65,000

Occupancy floor 77%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $65,000 Active 210 DOM
2. 2026-06-18
   days on market $65,000 Active 209 DOM
3. 2026-06-17
   days on market $65,000 Active 208 DOM
4. 2026-06-16
   days on market $65,000 Active 207 DOM
5. 2026-06-15
   days on market $65,000 Active 206 DOM
6. 2026-06-14
   days on market $65,000 Active 204 DOM
7. 2026-06-13
   days on market $65,000 Active 203 DOM
8. 2026-06-09
   days on market $65,000 Active 200 DOM
9. 2026-06-08
   days on market $65,000 Active 199 DOM
10. 2026-06-03
    days on market $65,000 Active 194 DOM
11. 2026-06-02
    days on market $65,000 Active 193 DOM
12. 2026-06-01
    days on market $65,000 Active 192 DOM
13. 2026-05-31
    days on market $65,000 Active 191 DOM
14. 2026-05-30
    days on market $65,000 Active 190 DOM
15. 2026-02-03
    price $65,000
16. 2025-11-21
    listed $70,000 Active
17. 2009-09-18
    soldstatus $20,000 298-char remark

    Show marketing remark (298 chars)

    Waterfront mobile at a great price. Perfect weekend retreat in the rural reaches of Citrus County. Private road. Great fixer upper. Full owner financing with minimum downpayment. Beautiful tropical property. Extra large 17 x 39 screen porch with deck inside. For the person who loves their privacy.

18. 2009-07-24
    listed $24,900 298-char remark

    Show marketing remark (298 chars)

    Waterfront mobile at a great price. Perfect weekend retreat in the rural reaches of Citrus County. Private road. Great fixer upper. Full owner financing with minimum downpayment. Beautiful tropical property. Extra large 17 x 39 screen porch with deck inside. For the person who loves their privacy.

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $648 · $54/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,648
• − Mortgage interest: −$3,641
• − Property taxes: −$648
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$1,891
• Taxable income: $2,360
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $2,403/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: Citrus
• NCES district ID: 1200270
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $38,618
• Composite: 41.28/100
• National rank: #3519
• State rank: #44 of 73 in FL

Livability — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, FL
• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 17,281
• Household income: $57,259
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 314.0

Population outlook (Citrus County) Hauer SSP2

• Today (2025): 138,622 people
• By 2030: 136,886 · -1.3%
• By 2040: 132,009 · -4.8%
• By 2050: 125,196 · -9.7%
• By 2075: 108,570 · -21.7%
• By 2100: 84,454 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Citrus

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.6%
• 2008→2024 swing: -29.8pp toward R · 2008: -16.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+39.7 2012: R+21.9 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.70%
• Current HPI: 273.3262
• Rent YoY: —
• Metro: Homosassa Springs, 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

+161.0% since first listed

4 events — show timeline

• 2026-02-03 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2009-09-18 Sold (MLS) $20,000 RACC
• 2009-07-24 Listed $24,900 RACC

Property tax history

+7.5%/yr

Latest (2025): $648 · +13.3% YoY. Source: county tax records.