4254 SE 22nd Ct · Taylor Creek, FL 34974

$169,000

3 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 118 Days on market

Built 1980 Est $160k · 6% over

---

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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• ARV discount +4.9/15.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE DOUBLE WIDE MOBILE IN TREASURE ISLAND, LARGE COVERED FRONT PORCH, COVERED PARKING.

Key facts

• Large family room
• Brand new kitchen
• Huge adjacent shed

Tags

• LARGE FAMILY ROOM
• OVERSIZED LAUNDRY ROOM
• BRAND NEW KITCHEN
• FULLY REMODELED BATHROOMS
• LARGE COVERED CARPORT
• HUGE ADJACENT SHED

Property features AI

Finance

• Other: Pets allowed with no restrictions; Property recorded as resale

Exterior

• Parking: Covered carport with 3 spaces
• Utilities: Public water available; Septic tank; Three-phase electric
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Disposal; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric cooling
• Interior features: Built-in features; Walk-in closet(s); Unfurnished
• Laundry & utility: Indoor laundry; Washer hookup; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.1% in Taylor Creek — 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 56/100 on livability (#874 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Okeechobee (town): math 44% / reading 42% proficiency, ranked #58 of 73 in FL (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 402 active listings in the ZIP; 18 units permitted in Okeechobee County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Okeechobee County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $169k implies a 1027% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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: 1.08% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $159,744
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4254 SE 22nd Ct	0.00mi	3/2.0	1,664 (0%)	0mo	$160,000	$96	100
4323 SE 22nd Ct	0.06mi	3/2.0	1,748 (+5%)	11mo	$75,000	$43	80
2702 SE 47th Ter	0.42mi	2/2.0 (-1)	1,621 (-3%)	5mo	$50,000	$31	67
3832 SE 25th St	0.29mi	3/2.0	1,539 (-8%)	9mo	$160,000	$104	66
4360 SE 26th St	0.21mi	4/3.0 (+1)	1,747 (+5%)	12mo	$82,000	$47	63
3045 SE 36th Ave	0.67mi	3/2.0	1,512 (-9%)	2mo	$160,000	$106	52
3401 SE 28th St	0.62mi	3/2.0	1,488 (-11%)	15mo	$152,000	$102	41

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,004
• Equity at exit: $25,198

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $22,262
• Equity at exit: $14,612

Cash invested: $47,320 (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 34974

• Home prices YoY: -15.6%
• Active inventory: 402
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $336

Break-even live

Break-even rent $1,392

Max offer price $169,000

Occupancy floor 77%

Sensitivity live

Price	-10% $432	-5% $384	+0% $336	+5% $288	+10% $240
Rent	-10% $192	-5% $264	+0% $336	+5% $408	+10% $479
Rate	-1.0pp $421	-0.5pp $379	base $336	+0.5pp $292	+1.0pp $248

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-22
   price $169,000
2. 2026-01-29
   listed $179,000 Active
3. 2014-06-26
   soldstatus $15,000 87-char remark

   Show marketing remark (87 chars)

   NICE DOUBLE WIDE MOBILE IN TREASURE ISLAND, LARGE COVERED FRONT PORCH, COVERED PARKING.

4. 2013-11-15
   listed $29,900 87-char remark

   Show marketing remark (87 chars)

   NICE DOUBLE WIDE MOBILE IN TREASURE ISLAND, LARGE COVERED FRONT PORCH, COVERED PARKING.

5. 2004-02-13
   soldstatus $46,000
6. 2003-06-16
   soldstatus $50,000
7. 1996-03-01
   soldstatus $45,000
8. 1991-10-01
   soldstatus $35,900

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $1,712 · $143/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 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $21,802
• − Mortgage interest: −$9,467
• − Property taxes: −$1,712
• − Insurance: −$845
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,916
• Taxable income: $1,373
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $3,702/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: Okeechobee
• NCES district ID: 1201410
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $36,710
• Composite: 35.73/100
• National rank: #4855
• State rank: #58 of 73 in FL

Livability — Taylor Creek

• Score: 56/100
• State rank: #874
• US rank: #23017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor Creek, FL
• County: Okeechobee County · 23,975 people
• Metro: Okeechobee, FL
• Population (ZIP): 23,975
• Household income: $53,013
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 399.0

Population outlook (Okeechobee County) Hauer SSP2

• Today (2025): 37,273 people
• By 2030: 35,885 · -3.7%
• By 2040: 32,931 · -11.6%
• By 2050: 29,433 · -21.0%
• By 2075: 19,607 · -47.4%
• By 2100: 11,814 · -68.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Iranian 2% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Okeechobee

• 2024 margin: Solid R (+53.8) · D 22.9% · R 76.7%
• 2008→2024 swing: -34.6pp toward R · 2008: -19.2pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+44.4 2016: R+39.5 2012: R+20.0 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.47%
• Current HPI: 348.6692
• Rent YoY: —
• Metro: Okeechobee, 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

+370.8% since first listed

8 events — show timeline

• 2026-03-22 Price Changed $169,000 Beaches MLS
• 2026-01-29 Listed $179,000 Beaches MLS
• 2014-06-26 Sold (MLS) $15,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-15 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2004-02-13 Sold (Public Records) $46,000 Public Records
• 2003-06-16 Sold (Public Records) $50,000 Public Records
• 1996-03-01 Sold (Public Records) $45,000 Public Records
• 1991-10-01 Sold (Public Records) $35,900 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,712 · +6.8% YoY. Source: county tax records.