54 Cannon Dr · Paxton, FL 32538

$160,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 2 Days on market

Built 2007 0.93 ac lot Est $146k · 10% over

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Why this score? — see what drove the F 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 +7.9/30.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• ARV discount +3.2/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks

Single wide manufactured home in the Paxton City limits and Paxton School District - Paxton is an ''A'' school for all grade levels. Bedrooms are at each end of the home. Spacious master bedroom. Master bath features garden tub and double vanity. Unbelievable master closet, Eat-in kitchen with breakfast bar. Laundry area in hallway. Large front deck. Purchase includes 2 additional lots. Privacy fenced yard on 2 sides. Just a short distance to Lake Jackson and all of the recreational opportunities there.

Key facts

• Double vanity
• Paxton city limits
• Master bath

Tags

• PAXTON CITY LIMITS
• PAXTON SCHOOL DISTRICT
• MASTER BATH
• GARDEN TUB
• DOUBLE VANITY
• MASTER CLOSET

Property features AI

Finance

• HOA & community: Located in the Pineview subdivision

Exterior

• Utilities: Public water; Septic tank; Electric service; Phone service
• Home design: Manufactured home; Single-story; Built in 2007; Zoned for mobile home / single-family residential
• Construction: Vinyl siding; Composite shingle roof; Appraiser-sourced building area
• Exterior features: Partially fenced lot with privacy fencing; Open deck; Cleared, level, interior lot with wooded areas; Access via city street and dirt/clay road

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: 2 bedrooms; Master bedroom on the first floor with carpet and a walk-in closet
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms; Master bathroom with double vanity and garden tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Split-bedroom layout; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (26.1% below list).
• Recommended offer: $118k (26.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#861 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, amenities F.
• Walton (rural): math 62% / reading 61% proficiency, ranked #10 of 73 in FL (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Freeport Elementary School (math 50% / reading 57%, grade C, #949 of 2,144 statewide, top 45%, 1,123 students, 55% FRL); Emerald Coast Middle School (math 70% / reading 65%, grade A-, #77 of 571 statewide, top 14%, 868 students, 24% FRL); South Walton High School (math 61% / reading 73%, grade B, #69 of 667 statewide, top 11%, 1,235 students, 20% FRL) — zoned schools average 33% FRL vs 48% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $118,180 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $145,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Cannon Dr	0.00mi	2/2.0 (-1)	1,248 (+10%)	0mo	$160,000	$128	79

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: 3.2%
• Equity multiple: 1.19×
• Total profit: $8,331
• Equity at exit: $71,943

10-year hold

• IRR: 6.6%
• Equity multiple: 2.01×
• Total profit: $45,068
• Equity at exit: $110,873

Cash invested: $44,800 (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 32538

• Active inventory: 5
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-172

Break-even live

Break-even rent $1,400

Max offer price $135,097

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-117	+0% $-172	+5% $-227	+10% $-283
Rent	-10% $-265	-5% $-219	+0% $-172	+5% $-125	+10% $-79
Rate	-1.0pp $-92	-0.5pp $-131	base $-172	+0.5pp $-214	+1.0pp $-256

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   status $160,000 Pending 2 DOM
2. 2026-06-07
   remarks 508-char remark
3. 2026-06-07
   listed $160,000 Active 2 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: $14,182
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$4,655
• Taxable loss: −$4,904
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $-888/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: Walton
• NCES district ID: 1201980
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $46,794
• Composite: 52.03/100
• National rank: #1634
• State rank: #10 of 73 in FL

Livability — Paxton

• Score: 57/100
• State rank: #861
• US rank: #22199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paxton, FL

Population outlook (Walton County) Hauer SSP2

• Today (2025): 80,014 people
• By 2030: 88,120 · +10.1%
• By 2040: 103,537 · +29.4%
• By 2050: 117,034 · +46.3%
• By 2075: 143,901 · +79.8%
• By 2100: 155,138 · +93.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+128.9% since first listed

4 events — show timeline

• 2026-06-05 Listed $160,000 ECAR
• 2011-02-25 Listing Removed — NAMLS
• 2010-03-24 Listed $69,900 NAMLS
• 2010-03-24 Listed $69,900 ECAR