6698 SE 54th St · Taylor Creek, FL 34974

$84,900

1 bd · 1.0 ba · 356 sqft · Manufactured public records · 102 Days on market

Manufactured home Built 1997 $208/mo HOA · 25% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare Find!! . .Well Maintained. .. Spacious. .. corner landscaped lot with lots of charm. * * A must see * * * to appreciate the ambiance and attractive living interior and Screened & ceramic tiled floor Florida/bonus Room with attractive furnishings. This is a hidden gem in Ancient Oaks! New Exterior paint, and newly coated roof. Permanent plumbing, tiled walk-in shower and full house air conditioning. There's a Nicely furnished living room, and eating area. Kitchen boasts full size refrigerator, well equipped kitchen with lots of cabinets and pantry. A washer/dyer closet in the full/queen size bedroom has built-in closets. Laminate flooring throughout! , New Hot Water Heater!

Key facts

• Tiled walk-in shower
• Built-in closets
• 2 parking spots

Tags

• CORNER LANDSCAPED LOT
• SCREENED CERAMIC TILED FLOOR
• TILED WALK-IN SHOWER
• FULL HOUSE AIR CONDITIONING
• WELL EQUIPPED KITCHEN
• BUILT-IN CLOSETS

Property features AI

Finance

• Financial info: Is in a senior community; Pets allowed with possible breed restrictions
• HOA & community: Has association; Quarterly association fee; Association amenities include dog park and pickleball court(s); Association fee covers grounds maintenance and trash

Exterior

• Parking: Driveway parking; Two open parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; Single-story; First-floor entry; Faces southeast
• Construction: Aluminum siding; Aluminum skirting; One story
• Exterior features: Screened porch; Open porch; Outbuilding

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (3.8% below list).
• Recommended offer: $64k (25.1% below list) — sets the bar for cash-flow.

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: amenities F, commute F, employment 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.
• Zoned schools: Everglades Elementary School (math 53% / reading 52%, grade C-, #976 of 2,144 statewide, top 46%, 760 students, 76% FRL); Osceola Middle School (math 53% / reading 36%, grade D, #320 of 571 statewide, top 57%, 753 students, 67% FRL); Okeechobee High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,692 students, 62% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: 406 active listings in the ZIP; 18 units permitted in Okeechobee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 102 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $85k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $63,570 (25.1% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $55,892
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6657 SE 56th St	0.07mi	1/1.0	331 (-7%)	6mo	$38,500	$116	80
6550 SE 55th Ln	0.13mi	1/1.0	350 (-2%)	14mo	$55,000	$157	80
6530 SE 55th St	0.13mi	1/1.0	384 (+8%)	16mo	$38,000	$99	67
6473 SE 56th St	0.17mi	1/1.0	404 (+14%)	4mo	$81,000	$200	66

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-21,325
• Equity at exit: $12,659

10-year hold

• IRR: -23.2%
• Equity multiple: -0.18×
• Total profit: $-27,974
• Equity at exit: $7,341

Cash invested: $23,772 (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: 406
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $817 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$35
• HOA: −$208
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $-121

Break-even live

Break-even rent $970

Max offer price $63,570

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-97	+0% $-121	+5% $-145	+10% $-169
Rent	-10% $-185	-5% $-153	+0% $-121	+5% $-88	+10% $-56
Rate	-1.0pp $-78	-0.5pp $-99	base $-121	+0.5pp $-143	+1.0pp $-165

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $208 · $2,496/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-22
   days on market $84,900 Active 102 DOM
2. 2026-06-19
   days on market $84,900 Active 100 DOM
3. 2026-06-18
   days on market $84,900 Active 99 DOM
4. 2026-06-17
   days on market $84,900 Active 98 DOM
5. 2026-06-16
   days on market $84,900 Active 97 DOM
6. 2026-06-15
   days on market $84,900 Active 96 DOM
7. 2026-06-14
   days on market $84,900 Active 94 DOM
8. 2026-06-10
   days on market $84,900 Active 91 DOM
9. 2026-06-09
   days on market $84,900 Active 90 DOM
10. 2026-06-08
    days on market $84,900 Active 89 DOM
11. 2026-06-07
    days on market $84,900 Active 88 DOM
12. 2026-06-05
    days on market $84,900 Active 85 DOM
13. 2026-06-03
    days on market $84,900 Active 84 DOM
14. 2026-06-02
    days on market $84,900 Active 83 DOM
15. 2026-06-01
    days on market $84,900 Active 82 DOM
16. 2026-05-31
    days on market $84,900 Active 81 DOM
17. 2026-05-30
    days on market $84,900 Active 80 DOM
18. 2026-02-27
    listed $84,900 Active
19. 2006-05-18
    soldstatus $48,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $929 · $77/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 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $9,801
• − Mortgage interest: −$4,756
• − Property taxes: −$929
• − Insurance: −$424
• − Repairs & maintenance: −$784
• − Management: −$784
• − HOA: −$2,496
• − Depreciation: −$2,470
• Taxable loss: −$2,842
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $-767/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

• 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

+76.9% since first listed

2 events — show timeline

• 2026-02-27 Listed $84,900 Beaches MLS
• 2006-05-18 Sold (Public Records) $48,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $929 · -5.2% YoY. Source: county tax records.