1635 Caleigh Ct · Lynn Haven, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +11.7/15.0
- Cash flow +6.2/30.0
- Schools +5.2/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Rent growth +3.1/5.0
- 1% rule +2.7/10.0
- DSCR +0.5/10.0
- Appreciation +0.0/10.0
$249,900
1635 Caleigh Ct · Lynn Haven, FL 32444
3 bd · 3.0 ba · 1,484 sqft · Townhouse
public records
· 73 Days on market
Built 2021
1-car garage
$168/sqft
· 9% below area
Est $276k · 9% under
$284/mo HOA · 15% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to 1635 Caleigh Court. This home offers the perfect blend of modern style, everyday comfort, and low-maintenance living in the heart of highly sought-after Lynn Haven. Built in 2021 and thoughtfully maintained, this move-in ready townhome features 3 bedrooms, 2.5 bathrooms, and over 1,400 square feet of beautifully designed living space filled with natural light. The open-concept main level boasts 9-foot ceilings, luxury vinyl plank flooring, and a bright, airy layout ideal for both relaxing and entertaining.
Key facts
- Move in ready
- Granite countertops
- $284 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath townhouse listed at $250k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-460 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $169k (32.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.6% below list).
- Recommended offer: $169k (32.6% below list) — sets the bar for cash-flow.
Location & tenants
- Location reads 81/100 on livability (#96 in FL, #1,472 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D+, 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: Deer Point Elementary School (math 55% / reading 49%, grade C-, #990 of 2,144 statewide, top 48%, 705 students, 55% FRL); Mowat Middle School (math 49% / reading 51%, grade C, #254 of 571 statewide, top 45%, 868 students, 49% FRL); A. Crawford Mosley High School (math 51% / reading 55%, grade C-, #148 of 667 statewide, top 23%, 1,901 students, 36% FRL) — zoned schools at 47% FRL track the district average.
- Market conditions: Rents rising (+2.5%/yr); 297 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 73 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$168,553
(32.6% below list)
Questions for the listing agent
- 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?
- It's been on market 73 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
- 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?
- 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.
- 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.
- 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
- 0.77% ✗
- Cap rate
- 4.08%
- Cash-on-cash
- -7.90%
- DSCR
- 0.65
- GRM
- 10.8
CMA / ARV
- ARV (median comp)
- $275,933
- List price
- $249,900
- Delta
- -9.43%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1625 Caleigh Ct | 0.02mi | 3/2.5 | 1,484 (0%) | 14mo | $199,000 | $134 | 86 |
| 1727 Jakes Dr | 0.14mi | 3/2.5 | 1,470 (-1%) | 14mo | $239,900 | $163 | 78 |
| 1728 Jakes Dr | 0.15mi | 3/2.5 | 1,470 (-1%) | 14mo | $239,900 | $163 | 78 |
| 1740 Jakes Dr | 0.17mi | 3/2.5 | 1,470 (-1%) | 14mo | $239,900 | $163 | 77 |
| 1763 Jakes Dr | 0.21mi | 3/2.5 | 1,470 (-1%) | 14mo | $252,900 | $172 | 75 |
| 1739 Jakes Dr | 0.24mi | 3/2.5 | 1,470 (-1%) | 13mo | $252,900 | $172 | 74 |
| 1764 Jakes Dr | 0.24mi | 3/2.5 | 1,470 (-1%) | 13mo | $252,900 | $172 | 74 |
| 1751 Jakes Dr | 0.24mi | 3/2.5 | 1,470 (-1%) | 14mo | $252,900 | $172 | 74 |
| 1765 Jakes Dr | 0.24mi | 3/2.5 | 1,470 (-1%) | 14mo | $239,900 | $163 | 73 |
| 1729 Jakes Dr | 0.24mi | 3/2.5 | 1,470 (-1%) | 15mo | $239,900 | $163 | 73 |
| 1800 Jakes Dr | 0.29mi | 3/2.5 | 1,470 (-1%) | 12mo | $252,900 | $172 | 73 |
| 1810 Jakes Dr | 0.31mi | 3/2.5 | 1,470 (-1%) | 14mo | $277,900 | $189 | 70 |
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 · 2.52% rent growth · sell at horizon
5-year hold
- IRR
- -30.7%
- Equity multiple
- -0.01×
- Total profit
- $-70,563
- Equity at exit
- $37,261
10-year hold
- IRR
- -35.4%
- Equity multiple
- -0.46×
- Total profit
- $-102,217
- Equity at exit
- $21,607
Cash invested: $69,972 (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.
Active competition Active MLS
- For sale now
- 5 active
- Median asking
- $250,000 ($168/sqft)
- Median days on market
- 48 d
- This list price
- 40% of active listings are priced below it
- ARV vs active asking
- +10.4% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 32444
- Home prices YoY
- -29.1%
- Rents YoY
- 2.5%
- Active inventory
- 297
- Price-to-rent
- 10.8×
Monthly cashflow live
↻
- Estimated rent
- $1,934 high interval (Pro) →
- Mortgage (P&I)
- −$1,311
- Tax from tax record
- −$290 /mo · $3,480/yr
- Insurance
- −$104
- HOA
- −$284
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$406
- Net cashflow
- $-460
Break-even live
Break-even rent
$2,517
Max offer price
$168,553
Occupancy floor
—
Sensitivity live
| Price | -10% $-319 | -5% $-390 | +0% $-460 | +5% $-531 | +10% $-602 |
|---|---|---|---|---|---|
| Rent | -10% $-613 | -5% $-537 | +0% $-460 | +5% $-384 | +10% $-308 |
| Rate | -1.0pp $-335 | -0.5pp $-397 | base $-460 | +0.5pp $-525 | +1.0pp $-591 |
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
- $62,475
- Closing costs
- $7,497
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 15 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1611 Caleigh Ct Lynn Haven, FL | 3.0 | 2.5 | 1500 | $1,850 | $1.23 | 6d | 1 | 0.07mi |
| 1660 Caleigh Ct Lynn Haven, FL | 3.0 | 2.0 | 1537 | $1,600 | $1.04 | 6d | 1 | 0.07mi |
| 1614 Caleigh Ct Lynn Haven, FL | 3.0 | 2.5 | 1484 | $1,750 | $1.18 | 6d | 1 | 0.07mi |
| 1609 Caleigh Ct Lynn Haven, FL | 3.0 | 2.5 | 1500 | $1,850 | $1.23 | 6d | 1 | 0.07mi |
| 1713 Jakes Dr Panama City, FL | 3.0 | 2.5 | 1576 | $2,250 | $1.43 | 6d | 1 | 0.13mi |
| 1736 Jakes Dr Panama City, FL | 3.0 | 3.0 | 1459 | $1,995 | $1.37 | 6d | 1 | 0.18mi |
| 2416 Camryns Xing Panama City, FL | 4.0 | 2.0 | 1867 | $2,100 | $1.12 | 116d | 1 | 0.64mi |
| 738 E Pine Forest Dr Lynn Haven, FL | 3.0 | 2.0 | 1344 | $1,495 | $1.11 | 6d | 1 | 0.67mi |
| 4512 Carla Ln Unit O Panama City, FL | 3.0 | 2.0 | 1275 | $1,395 | $1.09 | 116d | 1 | 0.72mi |
| 3727 Greentree Pl Panama City, FL | 3.0 | 2.0 | 1417 | $2,000 | $1.41 | 6d | 1 | 0.84mi |
| 2305 Minnesota Ave Lynn Haven, FL | 4.0 | 2.0 | 1692 | $1,950 | $1.15 | 109d | 1 | 0.94mi |
| 1307 Pennsylvania Ave Unit 1 Lynn Haven, FL | 3.0 | 1.0 | 1256 | $1,500 | $1.19 | 109d | 1 | 1.27mi |
| 2533 Johnson Dr Lynn Haven, FL | 2.0 | 1.0 | 900 | $1,200 | $1.33 | 6d | 1 | 1.36mi |
| 2210 Hammock Square Dr Unit 306 Lynn Haven, FL | 2.0 | 2.0 | 1049 | $1,175 | $1.12 | 6d | 1 | 1.38mi |
| 1418 New York Ave Unit New York Ave unit 1418 B Lynn Haven, FL | 2.0 | 1.0 | 900 | $1,295 | $1.44 | 6d | 1 | 1.40mi |
Property features AI
Finance
- HOA & community
- Property is part of a homeowners association
Exterior
- Parking
- 1-car garageAdditional parking available
- Security
- Smoke detector(s)
- Utilities
- Electricity availableUnderground utilitiesPublic sewer
- Home design
- Multi-family residential zoningMobile dimensions reported in feet
- Construction
- HardiPlank-type sidingComposition/shingle roof
- Exterior features
- PatioPartial fencingPaved lot
Interior
- Kitchen
- Electric rangePlumbed for ice makerENERGY STAR qualified appliances
- Bedrooms
- Primary bedroom (level: not specified)Bedroom on third levelBedroom on second levelAdditional bedroom spaces
- Bathrooms
- 2 full bathrooms1 half bathroom
- Interior features
- Interior stepsSmoke detector(s)
- Laundry & utility
- Electric water heater
Listing history 50 events
-
2026-07-31days on market $249,900 Active 73 DOM
-
2026-07-30days on market $249,900 Active 72 DOM
-
2026-07-29days on market $249,900 Active 71 DOM
-
2026-07-27days on market $249,900 Active 69 DOM
-
2026-07-25days on market $249,900 Active 67 DOM
-
2026-07-23days on market $249,900 Active 65 DOM
-
2026-07-22days on market $249,900 Active 64 DOM
-
2026-07-21days on market $249,900 Active 63 DOM
-
2026-07-18days on market $249,900 Active 60 DOM
-
2026-07-16days on market $249,900 Active 58 DOM
-
2026-07-16days on market $249,900 Active 57 DOM
-
2026-07-14days on market $249,900 Active 56 DOM
-
2026-07-13days on market $249,900 Active 55 DOM
-
2026-07-12days on market $249,900 Active 54 DOM
-
2026-07-11days on market $249,900 Active 53 DOM
-
2026-07-10days on market $249,900 Active 52 DOM
-
2026-07-09days on market $249,900 Active 51 DOM
-
2026-07-08days on market $249,900 Active 50 DOM
-
2026-07-07days on market $249,900 Active 49 DOM
-
2026-07-06days on market $249,900 Active 48 DOM
-
2026-07-05days on market $249,900 Active 47 DOM
-
2026-07-04days on market $249,900 Active 46 DOM
-
2026-07-03days on market $249,900 Active 45 DOM
-
2026-07-02days on market $249,900 Active 44 DOM
-
2026-07-01days on market $249,900 Active 43 DOM
-
2026-06-30days on market $249,900 Active 42 DOM
-
2026-06-29days on market $249,900 Active 41 DOM
-
2026-06-28days on market $249,900 Active 40 DOM
-
2026-06-28days on market $249,900 Active 39 DOM
-
2026-06-27days on market $249,900 Active 38 DOM
-
2026-06-25days on market $249,900 Active 36 DOM
-
2026-06-23days on market $249,900 Active 34 DOM
-
2026-06-21days on market $249,900 Active 33 DOM
-
2026-06-19days on market $249,900 Active 31 DOM
-
2026-06-18days on market $249,900 Active 30 DOM
-
2026-06-17days on market $249,900 Active 29 DOM
-
2026-06-16days on market $249,900 Active 28 DOM
-
2026-06-15days on market $249,900 Active 27 DOM
-
2026-06-14days on market $249,900 Active 25 DOM
-
2026-06-13pricedays on market $249,900 Active 24 DOM
-
2026-06-10days on market $258,900 Active 22 DOM
-
2026-06-09days on market $258,900 Active 21 DOM
-
2026-06-08days on market $258,900 Active 20 DOM
-
2026-06-07days on market $258,900 Active 19 DOM
-
2026-06-05days on market $258,900 Active 16 DOM
-
2026-06-03days on market $258,900 Active 15 DOM
-
2026-06-02days on market $258,900 Active 14 DOM
-
2026-06-01days on market $258,900 Active 13 DOM
-
2026-05-31days on market $258,900 Active 12 DOM
-
2026-05-30days on market $258,900 Active 11 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
- $3,480 · $290/mo
- Projected year-2 tax
- $3,480 · $290/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 (unshaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $23,212
- − Mortgage interest
- −$13,998
- − Property taxes
- −$3,480
- − Insurance
- −$1,250
- − Repairs & maintenance
- −$1,857
- − Management
- −$1,857
- − HOA
- −$3,408
- − Depreciation
- −$7,270
- Taxable loss
- −$9,907
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,378
- After-tax cash flow
- $-3,148/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
80/100
Cosmetic rehab
Est. rehab $7,420–$22,260 screening
This move-in ready townhome in Lynn Haven offers a blend of modern style and low-maintenance living. With a good condition score and minimal repairs needed, it's an excellent investment opportunity.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and value ↑
- Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics ↑
- Both Install smart home devices — Enhances convenience and marketability ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 52/100
Zoned Schools
Elementary
Deer Point Elementary School
C-
FL #990/2,144
Nat'l #11,263/41,679
Middle
Mowat Middle School
C
FL #254/571
Nat'l #3,460/14,009
High
A. Crawford Mosley High School
C-
FL #148/667
Nat'l #4,893/17,239
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
A
Composite livability gradescore 81/100
Livability — Lynn Haven
- Score
- 81/100
- State rank
- #96
- US rank
- #1472
Category grades
Amenities D+
Commute F
Cost of living A-
Crime A+
Employment B+
Housing A+
Health & safety A+
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Lynn Haven, FL
- County
- Bay County · 206,264 people
- City population
- 21,459
- Metro
- Panama City, FL
- Population (ZIP)
- 21,459
- Household income
- $83,160
- Rent vs Own
- Severe rent burden
- 10% of renters
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 (75%)
- Race & ethnicity
- White 75% Two or more races 11% Hispanic / Latino 10% Black 6% Asian 3%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 2%
- Common ancestry
- Lithuanian 3% Romanian 3% Serbian 2%
- Foreign-born
- 10% · Canada, Vietnam, South Korea
- Languages at home
- 87% English-only · Spanish 8% Russian/Polish/Slavic 1% Other Indo-European 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
- ▼ -108.08%
- Current HPI
- 263.5418
- Rent YoY
- ▲ 2.52%
- 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
+13.6% since first listed3 events — show timeline
- 2026-06-12 Price Changed $249,900 CPARMLS
- 2026-05-19 Listed $258,900 CPARMLS
- 2021-06-15 Sold (Public Records) $220,000 Public Records
Property tax history
+121.3%/yrLatest (2025): $3,480 · +3.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…