26 Canal Way · Lake Panasoffkee, FL 33538

$120,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 393 Days on market

Built 1996 0.26 ac lot $70/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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Huge price improvement!! Welcome home to this move in ready 3/2 double wide mobile home in desirable River's Edge Estates. Has split bedroom floorplan with spacious master bath, breakfast nook, and more. Comes partially furnished and includes all appliances. Also has a Florida room with new carpet, workshop, and screened porch. The oversized lot also has approximately 20 feet on a canal leading to the Outlet River which provides access to beautiful Lake Panasoffkee and the Withlacoochee River. For those commuting Interstate 75 and the Florida Turnpike are approximately 10-15 minutes away. The Villages are also located approximately 15 minutes away providing shopping, dining, and nightly ent

Key facts

• Florida room
• Screened porch
• Canal access

Tags

• SPLIT BEDROOM FLOORPLAN
• FLORIDA ROOM
• SCREENED PORCH
• OVERSIZED LOT
• CANAL ACCESS
• LAKE PANASOFFKEE ACCESS

Property features AI

Finance

• Other: Property listed as residential, manufactured home; Located on approximately 0.26 acres (about 1/4 to less than 1/2 acre); Direction to property available from listing office
• Financial info: Total monthly fees reported as $70; total annual fees $840
• HOA & community: Monthly association fee of $70 (includes sewer and trash); Association name: Nora Gibson; Pets allowed

Exterior

• Parking: Parking available (details not specified)
• Utilities: Public water; Private sewer; High-speed internet available (BB/HS); Cable available; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Manufactured double-wide home; One story; Northeast-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Estimated building area (total provided)
• Exterior features: Canal-front property with freshwater canal access and canal views; Located on a cul-de-sac; Paved/asphalt road access; Other exterior features

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; Window treatments / blinds
• Laundry & utility: Washer and dryer included; Indoor laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.1% in Lake Panasoffkee — 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 72/100 on livability (#332 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-.
• Sumter (rural): math 61% / reading 61% proficiency, ranked #11 of 73 in FL (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lake Panasoffkee Elementary School (math 62% / reading 66%, grade B, #552 of 2,144 statewide, top 26%, 584 students, 65% FRL); South Sumter High School (math 33% / reading 48%, grade F, #294 of 667 statewide, top 44%, 1,045 students, 52% FRL).
• Market conditions: 86 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($830 loan paydown + $6k appreciation (5.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $304,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2634 CR 416n	0.55mi	3/2.0	1,352 (+8%)	0mo	$330,000	$244	60
3617 CR 406	0.69mi	2/2.0 (-1)	1,152 (-8%)	4mo	$120,000	$104	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.57×
• Total profit: $52,665
• Equity at exit: $67,911

10-year hold

• IRR: 24.2%
• Equity multiple: 5.10×
• Total profit: $137,651
• Equity at exit: $117,129

Cash invested: $33,600 (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 33538

• Home prices YoY: 1.5%
• Active inventory: 86
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$50
• HOA: −$70
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $394

Break-even live

Break-even rent $1,056

Max offer price $120,000

Occupancy floor 70%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 22 events

1. 2026-06-19
   days on market $120,000 Active 393 DOM
2. 2026-06-18
   days on market $120,000 Active 392 DOM
3. 2026-06-17
   days on market $120,000 Active 391 DOM
4. 2026-06-16
   days on market $120,000 Active 390 DOM
5. 2026-06-15
   days on market $120,000 Active 389 DOM
6. 2026-06-14
   days on market $120,000 Active 387 DOM
7. 2026-06-13
   days on market $120,000 Active 386 DOM
8. 2026-06-10
   days on market $120,000 Active 384 DOM
9. 2026-06-09
   days on market $120,000 Active 383 DOM
10. 2026-06-08
    days on market $120,000 Active 382 DOM
11. 2026-06-07
    days on market $120,000 Active 381 DOM
12. 2026-06-02
    days on market $120,000 Active 376 DOM
13. 2026-06-01
    days on market $120,000 Active 375 DOM
14. 2026-05-31
    days on market $120,000 Active 374 DOM
15. 2026-05-30
    days on market $120,000 Active 373 DOM
16. 2026-04-28
    price $120,000
17. 2025-07-25
    price $140,000
18. 2025-05-22
    listed $150,000 Active
19. 2006-01-18
    soldstatus $150,000
20. 2004-05-12
    soldstatus $65,000
21. 1992-10-01
    soldstatus $10,000
22. 1990-02-01
    soldstatus $10,000

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,016 · $85/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,646
• − Mortgage interest: −$6,722
• − Property taxes: −$1,016
• − Insurance: −$600
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − HOA: −$840
• − Depreciation: −$3,491
• Taxable income: $2,994
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $4,004/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: Sumter
• NCES district ID: 1201800
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $48,240
• Composite: 51.74/100
• National rank: #1682
• State rank: #11 of 73 in FL

Livability — Lake Panasoffkee

• Score: 72/100
• State rank: #332
• US rank: #5777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Panasoffkee, FL
• Population (ZIP): 5,748

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 161,172 people
• By 2030: 180,083 · +11.7%
• By 2040: 209,892 · +30.2%
• By 2050: 234,186 · +45.3%
• By 2075: 284,602 · +76.6%
• By 2100: 317,039 · +96.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sumter

• 2024 margin: Solid R (+37.6) · D 30.9% · R 68.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -27.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+36.1 2016: R+39.2 2012: R+34.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 329.8431
• 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

+1100.0% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-18 Sold (Public Records) $150,000 Public Records
• 2004-05-12 Sold (Public Records) $65,000 Public Records
• 1992-10-01 Sold (Public Records) $10,000 Public Records
• 1990-02-01 Sold (Public Records) $10,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,016 · +2.6% YoY. Source: county tax records.