22 Canal Ct · Lake Panasoffkee, FL 33538

$55,000

2 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 9 Days on market

Built 1983 7,454 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2-bedroom, 2-bath mobile home offering 1,144 sq ft of potential. Major updates include a roof and water heater replaced approximately 2 years ago. Property features a 1-car carport, attached storage shed, and additional land on the left side of the property. Home needs new plumbing, flooring, and a full interior update, making it a great opportunity for investors or buyers looking to customize. Low HOA fee.

Key facts

• Additional land
• Roof replaced
• 7,454 sq ft lot

Tags

• ROOF REPLACED
• WATER HEATER REPLACED
• ATTACHED STORAGE SHED
• ADDITIONAL LAND

Property features AI

Finance

• Financial info: No lease restrictions indicated
• HOA & community: HOA required with $70 monthly fee; Pets allowed

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential manufactured home (double wide); One story; North-facing
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Paved road access; Lot approximately 0.17 acres

Interior

• Kitchen: Appliances included (other)
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open living/dining room combo; Other appliances (unspecified)
• Laundry & utility: No laundry room; Electricity connected

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 20.6% 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.
• 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 $3k of equity ($380 loan paydown + $3k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $55k implies a 61% 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 $55,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.56% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.02%
• DSCR: 3.27
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $118,976
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3617 CR 406	0.68mi	2/2.0	1,152 (+1%)	4mo	$120,000	$104	64
2834 County Road 423	0.73mi	2/2.0	1,040 (-9%)	16mo	$80,000	$77	37

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: 58.6%
• Equity multiple: 4.53×
• Total profit: $54,408
• Equity at exit: $31,126

10-year hold

• IRR: 56.4%
• Equity multiple: 9.35×
• Total profit: $128,586
• Equity at exit: $53,684

Cash invested: $15,400 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$23
• HOA: −$70
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $655

Break-even live

Break-even rent $582

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-19
   days on market $55,000 Active 9 DOM
2. 2026-06-18
   days on market $55,000 Active 8 DOM
3. 2026-06-17
   days on market $55,000 Active 7 DOM
4. 2026-06-17
   price $55,000 Active 6 DOM
5. 2026-06-16
   days on market $63,500 Active 6 DOM
6. 2026-06-15
   days on market $63,500 Active 5 DOM
7. 2026-06-14
   days on market $63,500 Active 3 DOM
8. 2026-06-13
   remarks 410-char remark
9. 2026-06-13
   listed $63,500 Active 2 DOM

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $16,927
• − Mortgage interest: −$3,081
• − Property taxes: −$939
• − Insurance: −$275
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − HOA: −$840
• − Depreciation: −$1,600
• Taxable income: $7,483
• Est. tax owed @ 24.0%: −$1,796
• After-tax cash flow: $6,061/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

+86.2% since first listed

7 events — show timeline

• 2026-06-10 Listed $63,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-20 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-27 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-09-30 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2000-02-28 Sold (Public Records) $34,100 Public Records

Property tax history

+8.0%/yr

Latest (2025): $939 · +5.3% YoY. Source: county tax records.