436 Albert Meadow Ln · Callaway, FL 32404

$289,900

3 bd · 2.0 ba · 2,093 sqft · SingleFamily public records · 15 Days on market

Built 2022 Good condition 9,583 sqft lot Est $345k · 16% under ↓ 22% since listing

---

Why this score? — see what drove the D+ 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 +14.7/15.0
• Cash flow +10.4/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious four-bedroom, two-bathroom gem nestled in a quiet Callaway neighborhood of Bridge Harbor. With over 2,000 square feet of living space, this home gives you plenty of room to spread out, breathe, and actually enjoy your mornings without bumping into everyone on your way to the coffee pot. The layout is designed for real life, offering a generous primary bedroom where you can retreat after a long day, plus three additional bedrooms perfect for guests, a home office, or that hobby room you've been dreaming about. Two full bathrooms mean shorter wait times -- always a win. Location is where this property truly shines. Daily errands are a breeze with grocery shopping

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Community pool

Tags

• CALLAWAY NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Property is part of a homeowners association; Community pool access

Exterior

• Parking: Has garage; 2-car garage
• Utilities: Public sewer
• Home design: Facing information not provided; Entry level not provided
• Construction: Construction details not provided; Year built not provided
• Exterior features: Community pool

Interior

• Kitchen: Kitchen (14 x 17)
• Bedrooms: Three bedrooms (one primary bedroom); Bedroom (12 x 11); Bedroom (12 x 11); Bedroom (14 x 11)
• Bathrooms: 2 full bathrooms
• Interior features: 6 total rooms; Living room (22 x 20)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (19.8% below list).
• Recommended offer: $233k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#690 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• 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.
• Zoned schools: Tyndall Academy (math 72% / reading 72%, grade A-, #288 of 2,144 statewide, top 15%, 800 students, 41% FRL); Rutherford High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 1,337 students, 63% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 983 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,636 (19.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $345,345
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
468 Eagle Lake Way	0.22mi	4/2.5 (+1)	2,151 (+3%)	4mo	$311,000	$145	74
338 Highbrook	0.15mi	4/2.0 (+1)	1,968 (-6%)	7mo	$310,000	$158	72
6689 Wallace Rd	0.15mi	4/2.5 (+1)	1,934 (-8%)	2mo	$422,987	$219	72
6697 Wallace Rd	0.14mi	3/2.0	1,862 (-11%)	6mo	$370,000	$199	71
1257 S Katherine Ave	0.19mi	4/2.5 (+1)	1,934 (-8%)	4mo	$402,000	$208	68
498 Albert Meadow Ln	0.15mi	4/2.0 (+1)	1,827 (-13%)	2mo	$302,000	$165	66
343 Highbrook Rd	0.17mi	4/2.0 (+1)	1,827 (-13%)	4mo	$285,000	$156	62
140 Carriage Rd	0.42mi	4/3.5 (+1)	2,147 (+3%)	5mo	$495,000	$231	61
239 Ryder Ln	0.36mi	4/2.0 (+1)	1,827 (-13%)	3mo	$299,900	$164	54
7328 Rodgers Dr	0.40mi	4/2.5 (+1)	2,400 (+15%)	3mo	$460,000	$192	47
1018 S Kimbrel Ave	0.69mi	4/2.5 (+1)	2,306 (+10%)	2mo	$346,661	$150	42
6705 Pridgen St	0.59mi	4/2.5 (+1)	1,783 (-15%)	1mo	$275,500	$155	40

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.20×
• Total profit: $-65,333
• Equity at exit: $43,225

10-year hold

• IRR: -25.4%
• Equity multiple: -0.13×
• Total profit: $-91,842
• Equity at exit: $25,065

Cash invested: $81,172 (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 32404

• Home prices YoY: -16.1%
• Rents YoY: 1.1%
• Active inventory: 983
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,326 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$352 /mo · $4,221/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-221

Break-even live

Break-even rent $2,607

Max offer price $250,774

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-139	+0% $-221	+5% $-304	+10% $-386
Rent	-10% $-405	-5% $-313	+0% $-221	+5% $-130	+10% $-38
Rate	-1.0pp $-75	-0.5pp $-148	base $-221	+0.5pp $-297	+1.0pp $-373

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Carriage Rd Panama City, FL	4.0	3.5	2147	$2,800	$1.30	22d	1	0.41mi
133 Red Bay Rd Panama City, FL	4.0	2.0	2208	$2,500	$1.13	22d	1	0.45mi
907 Lee Ct Panama City, FL	3.0	3.0	2126	$2,100	$0.99	22d	1	0.57mi
1128 S Gay Ave Lot 146 Panama City, FL	3.0	2.0	1536	$20,000	$13.02	22d	1	0.91mi
5717 Rebecca Ct Unit B Panama City, FL	2.0	1.0	1612	$1,350	$0.84	22d	1	1.30mi
7727 Betty Louise Dr Panama City, FL	3.0	2.0	1430	$1,950	$1.36	22d	1	1.33mi
114 S Kimbrel Ave Panama City, FL	3.0	2.0	1400	$1,850	$1.32	22d	1	1.49mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $289,900 Pending 15 DOM
2. 2026-06-05
   days on market $289,900 Active 14 DOM
3. 2026-06-03
   days on market $289,900 Active 13 DOM
4. 2026-06-02
   days on market $289,900 Active 12 DOM
5. 2026-06-01
   days on market $289,900 Active 11 DOM
6. 2026-05-31
   days on market $289,900 Active 10 DOM
7. 2026-05-30
   days on market $289,900 Active 9 DOM
8. 2026-05-21
   listed $289,900 Active
9. 2024-01-05
   historical
10. 2024-01-02
    price $349,900
11. 2023-10-18
    price $359,900
12. 2023-09-15
    listed $379,900 Active
13. 2022-03-11
    soldstatus $369,900

ⓘ 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: $4,221 · $352/mo
• Projected year-2 tax: $4,221 · $352/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 7/10 Severe FEMA zone X (unshaded) · 92% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,916
• − Mortgage interest: −$16,239
• − Property taxes: −$4,221
• − Insurance: −$2,247
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − Depreciation: −$8,433
• Taxable loss: −$7,691
• Est. tax savings @ 24.0%: +$1,846
• After-tax cash flow: $-812/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 · 12 photos

Good 80/100 Cosmetic rehab

This spacious four-bedroom home in Callaway, FL is in good condition with minimal repairs needed. Fresh paint and updated countertops would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Rental Install new flooring in bathrooms — New flooring improves rental appeal and reduces maintenance costs
• Resale Install new countertops in kitchen — New countertops add value and improve functionality
• Both Install new lighting fixtures — New lighting enhances the home's ambiance and reduces energy costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Install new flooring in bathrooms — New flooring improves rental appeal and reduces maintenance costs ↑
• Resale Install new countertops in kitchen — New countertops add value and improve functionality ↑
• Both Install new lighting fixtures — New lighting enhances the home's ambiance and reduces energy costs ↑

ⓘ 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: 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 — Callaway

• Score: 64/100
• State rank: #690
• US rank: #14384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Callaway, FL
• County: Bay County · 163,593 people
• City population: 91,445
• Metro: Panama City, FL
• Population (ZIP): 42,514
• Household income: $74,708
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1218.0

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 (69%)
• Race & ethnicity: White 69% Black 12% Two or more races 10% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, Mexico
• Languages at home: 90% English-only · Spanish 6% Vietnamese 1% Other Asian/Pacific 1%

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: ▼ -50.59%
• Current HPI: 263.7178
• Rent YoY: ▲ 1.12%
• Metro: Panama City, 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

-21.6% since first listed

7 events — show timeline

• 2026-06-06 Pending — CPARMLS
• 2026-05-21 Listed $289,900 CPARMLS
• 2024-01-05 Listing Removed — CPARMLS
• 2024-01-02 Price Changed $349,900 CPARMLS
• 2023-10-18 Price Changed $359,900 CPARMLS
• 2023-09-15 Listed $379,900 CPARMLS
• 2022-03-11 Sold (Public Records) $369,900 Public Records

Property tax history

+109.1%/yr

Latest (2025): $4,221 · +3.3% YoY. Source: county tax records.