10275 E Highway 20 · Youngstown, FL 32466

$220,000

3 bd · 2.0 ba · 1,600 sqft · Other · 35 Days on market

Built 2026 1.01 ac lot

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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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Brand-new 3-bedroom, 2-bath double wide with a den situated on 1.012 acres in a peaceful country setting! This home offers the perfect blend of space, privacy, and convenience, while still being approximately 30 miles from the white sandy beaches of Panama City Beach. The spacious floor plan includes a versatile den perfect for a home office, playroom, or additional living space. The property features a new septic system, inspected well, completed survey, and new skirting around the home, front and back porches to be completed prior to closing. The title has been retired and the home has been converted to real property, making financing options more accessible for qualified buyers. Enjoy th

Key facts

• New septic system
• New skirting
• Completed survey

Tags

• 1.012 ACRES
• NEW SEPTIC SYSTEM
• INSPECTED WELL
• COMPLETED SURVEY
• NEW SKIRTING
• FRONT AND BACK PORCHES

Property features AI

Finance

• Financial info: Annual tax information available (excluded by instructions)
• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Electric utilities (electric range and water heater)
• Home design: Double-wide mobile home; Vinyl siding
• Construction: Built as new construction; Vinyl siding exterior
• Exterior features: Lot approximately 1.01 acres; Lot dimensions about 150 x 294

Interior

• Kitchen: Electric range
• Bedrooms: Three bedrooms (all on the first level); Bedroom sizes: one 15 x 12, two 10 x 12
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: New construction; Electric water heater
• Laundry & utility: No washer/dryer indicated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $14 ($171/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (11.7% below list).
• Recommended offer: $194k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bay (suburban): math 51% / reading 51% proficiency, ranked #29 of 73 in FL (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 112 active listings in the ZIP; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $220k implies a 878% 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,257 (11.7% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.4

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: 24.5%
• Equity multiple: 2.96×
• Total profit: $120,755
• Equity at exit: $198,193

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $354,949
• Equity at exit: $427,412

Cash invested: $61,600 (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 32466

• Home prices YoY: 4.4%
• Active inventory: 112
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $14

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $166	-5% $90	+0% $14	+5% $-62	+10% $-138
Rent	-10% $-139	-5% $-62	+0% $14	+5% $91	+10% $168
Rate	-1.0pp $125	-0.5pp $70	base $14	+0.5pp $-43	+1.0pp $-101

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $220,000 Active 35 DOM
2. 2026-06-18
   days on market $220,000 Active 34 DOM
3. 2026-06-17
   days on market $220,000 Active 33 DOM
4. 2026-06-16
   days on market $220,000 Active 32 DOM
5. 2026-06-15
   days on market $220,000 Active 31 DOM
6. 2026-06-14
   days on market $220,000 Active 29 DOM
7. 2026-06-13
   days on market $220,000 Active 28 DOM
8. 2026-06-10
   days on market $220,000 Active 26 DOM
9. 2026-06-09
   days on market $220,000 Active 25 DOM
10. 2026-06-08
    days on market $220,000 Active 24 DOM
11. 2026-06-07
    days on market $220,000 Active 23 DOM
12. 2026-06-05
    days on market $220,000 Active 20 DOM
13. 2026-06-03
    days on market $220,000 Active 19 DOM
14. 2026-06-02
    days on market $220,000 Active 18 DOM
15. 2026-06-01
    days on market $220,000 Active 17 DOM
16. 2026-05-31
    days on market $220,000 Active 16 DOM
17. 2026-05-30
    days on market $220,000 Active 15 DOM
18. 2026-05-14
    listed $220,000 Active 1091-char remark
19. 2019-01-31
    soldstatus $22,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,311
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$6,400
• Taxable loss: −$3,542
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $1,021/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: Bay
• NCES district ID: 1200090
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $47,740
• Composite: 43.41/100
• National rank: #3014
• State rank: #29 of 73 in FL

Livability — Youngstown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,837

Population outlook (Bay County) Hauer SSP2

• Today (2025): 206,264 people
• By 2030: 217,740 · +5.6%
• By 2040: 238,738 · +15.7%
• By 2050: 255,545 · +23.9%
• By 2075: 288,295 · +39.8%
• By 2100: 288,638 · +39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Portuguese 3% Serbian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Bay

• 2024 margin: Solid R (+47.4) · D 25.8% · R 73.1% · Other 1.1%
• 2008→2024 swing: -6.6pp toward R · 2008: -40.7pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.5 2016: R+46.3 2012: R+43.6 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.68%
• Current HPI: 274.7988
• 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

+877.8% since first listed

2 events — show timeline

• 2026-05-14 Listed $220,000 CPARMLS
• 2019-01-31 Sold (Public Records) $22,500 Public Records

Property tax history

-30.1%/yr

Latest (2025): $168 · +0.2% YoY. Source: county tax records.