455 455th St · Manatee Road, FL 32680

$73,500

3 bd · 2.0 ba · 924 sqft · Manufactured · 10 Days on market

Built 2007 Fair condition 1.10 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Opportunity awaits in the heart of Old Town! Situated on 1.1 acres, this handyman special is full of potential for the right buyer with a vision. Whether you're looking for a fixer-upper, investment property, weekend getaway, or a place to create your own slice of country living, this property offers plenty of room to make it your own. Enjoy the peaceful setting with space for boats, RVs, animals, gardens, or additional storage buildings. With no shortage of possibilities, this property is ready for someone to bring it back to life. Conveniently located just a short drive to the Suwannee River, Gulf access, and nearby springs, this is your chance to own acreage in Old Florida at an affordab

Key facts

• 1.1 acres
• Space for animals
• Space for gardens

Tags

• 1.1 ACRES
• SPACE FOR BOATS
• SPACE FOR RVS
• SPACE FOR ANIMALS
• SPACE FOR GARDENS
• SHORT DRIVE TO SUWANNEE RIVER

Property features AI

Finance

• Other: Located in Old Town Hammock subdivision; Directions: Leaving cross city turn right on 55A, then left on SE 97th Ave; house is at the end
• Financial info: Annual tax amount reported

Exterior

• Utilities: Well water (private)
• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Irregular, level lot

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator included; Crawl space basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Cap rate 17.2% vs local median 4.8% in Manatee Road — 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 59/100 on livability (#815 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities F.
• Dixie (rural): math 52% / reading 50% proficiency, ranked #36 of 73 in FL (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 262 active listings in the ZIP; 49 units permitted in Dixie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($508 loan paydown + $7k appreciation (10.0% local appreciation)).
• Dixie County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $73,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.03% ✓
• Cap rate: 17.22%
• Cash-on-cash: 39.04%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.4%
• Equity multiple: 5.02×
• Total profit: $82,690
• Equity at exit: $66,215

10-year hold

• IRR: 48.0%
• Equity multiple: 11.21×
• Total profit: $210,024
• Equity at exit: $142,794

Cash invested: $20,580 (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 32680

• Home prices YoY: 2.5%
• Active inventory: 262
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$385
• Tax est. 1.5%: −$92 /mo · $1,102/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $669

Break-even live

Break-even rent $643

Max offer price $73,500

Occupancy floor 50%

Sensitivity live

Price	-10% $720	-5% $695	+0% $669	+5% $644	+10% $619
Rent	-10% $552	-5% $611	+0% $669	+5% $728	+10% $787
Rate	-1.0pp $706	-0.5pp $688	base $669	+0.5pp $650	+1.0pp $631

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $73,500 Active 10 DOM
2. 2026-06-08
   days on market $73,500 Active 9 DOM
3. 2026-06-07
   days on market $73,500 Active 8 DOM
4. 2026-06-07
   days on market $73,500 Active 7 DOM
5. 2026-06-04
   days on market $73,500 Active 4 DOM
6. 2026-06-02
   days on market $73,500 Active 3 DOM
7. 2026-06-01
   days on market $73,500 Active 2 DOM
8. 2026-05-31
   remarks 699-char remark
9. 2026-05-31
   listed $73,500 Active 1 DOM

ⓘ 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: $17,884
• − Mortgage interest: −$4,117
• − Property taxes: −$1,102
• − Insurance: −$368
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,138
• Taxable income: $7,298
• Est. tax owed @ 24.0%: −$1,751
• After-tax cash flow: $6,282/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs, particularly to the roof and exterior siding, to improve its condition and value.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior siding — Weathered and damaged
• Minor interior walls/paint — Chipped and worn

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace roof — Critical for structural integrity and value
• Both Update bathrooms — Modernizes and increases value
• Both Replace flooring — Freshens up interior and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
interior walls/paint · Chipped and worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace roof — Critical for structural integrity and value ↑
• Both Update bathrooms — Modernizes and increases value ↑
• Both Replace flooring — Freshens up interior and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dixie
• NCES district ID: 1200450
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $34,799
• Composite: 42.18/100
• National rank: #3290
• State rank: #36 of 73 in FL

Livability — Manatee Road

• Score: 59/100
• State rank: #815
• US rank: #19826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,445

Population outlook (Dixie County) Hauer SSP2

• Today (2025): 15,122 people
• By 2030: 14,521 · -4.0%
• By 2040: 13,503 · -10.7%
• By 2050: 12,671 · -16.2%
• By 2075: 10,857 · -28.2%
• By 2100: 8,344 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dixie

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -25.4pp toward R · 2008: -45.0pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+66.0 2016: R+63.2 2012: R+46.9 2008: R+45.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.22%
• Current HPI: 424.0037
• 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

1 event — show timeline

• 2026-05-30 Listed $73,500 DGLMLS