8325 Resota Beach Rd · Lynn Haven, FL 32409

$228,000

4 bd · 2.0 ba · 1,976 sqft · Manufactured public records · 30 Days on market

Built 1998 2.50 ac lot Est $281k · 19% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• Appreciation +9.5/10.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4 bedroom, 2 bath home is move-in ready in Southport off Resota Beach Road. It has a metal roof and new 5 ton AC unit. New Pergo flooring covers most of the home except bedrooms and bathrooms. The porches are new and has a ramp to the front porch. The 32 x 48 pole barn is all steel and metal, covered on 3 sides, has water, phone line, electric service and concrete floor. The hidden home has lots of shade trees, a garden and some of the 2.5 acres is wooded. It has a ventless fireplace in the large family room. The eat-in kitchen has oak cabinets, a breakfast bar and an island. The separate dining room is just off the kitchen. The master bedroom has a big walk-in closet, the bath has 2 sinks, a garden tub and a separate shower. It has a Culligan water well and water softener system.

Key facts

• 2.5 expansive acres
• 32x48 pole barn
• Shopping and dining

Tags

• 2.5 EXPANSIVE ACRES
• 32X48 POLE BARN
• ELECTRIC AND WATER CONNECTED
• PRIME LOCATION NEAR BOAT RAMPS
• SHOPPING AND DINING
• GUTTED BATHROOM

Property features AI

Finance

• Other: Units furnished: None
• Financial info: Annual tax amount: $1,475 (2025)
• HOA & community: Short-term rentals allowed

Exterior

• Parking: 3 covered parking spaces
• Home design: Double wide mobile home
• Exterior features: Irregular-shaped lot; 2.5-acre lot

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Primary bedroom; Additional bedroom(s)
• Bathrooms: 2 full bathrooms
• Interior features: Total of 5 rooms; Water softener (owned)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $228k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (11.3% below list).
• Recommended offer: $202k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.5% in Lynn Haven — 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 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.
• Market conditions: 299 active listings in the ZIP; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k appreciation (9.1% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $172k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,182 (11.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.89% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $280,592
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8410 Mudd Ln	0.20mi	3/2.0 (-1)	1,865 (-6%)	17mo	$265,000	$142	62
8424 S Mccann Rd	0.43mi	3/2.0 (-1)	1,944 (-2%)	24mo	$257,500	$132	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.90×
• Total profit: $121,608
• Equity at exit: $190,300

10-year hold

• IRR: 22.2%
• Equity multiple: 6.42×
• Total profit: $345,800
• Equity at exit: $395,314

Cash invested: $63,840 (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 32409

• Home prices YoY: 2.4%
• Active inventory: 299
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $184

Break-even live

Break-even rent $1,789

Max offer price $228,000

Occupancy floor 86%

Sensitivity live

Price	-10% $313	-5% $248	+0% $184	+5% $119	+10% $55
Rent	-10% $24	-5% $104	+0% $184	+5% $264	+10% $343
Rate	-1.0pp $298	-0.5pp $242	base $184	+0.5pp $125	+1.0pp $64

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $228,000 Active 30 DOM
2. 2026-06-18
   days on market $228,000 Active 29 DOM
3. 2026-06-17
   days on market $228,000 Active 28 DOM
4. 2026-06-16
   pricedays on market $228,000 Active 27 DOM
5. 2026-06-14
   days on market $238,000 Active 26 DOM
6. 2026-06-13
   days on market $238,000 Active 25 DOM
7. 2026-06-10
   days on market $238,000 Active 23 DOM
8. 2026-06-09
   days on market $238,000 Active 22 DOM
9. 2026-06-08
   days on market $238,000 Active 21 DOM
10. 2026-06-07
    days on market $238,000 Active 20 DOM
11. 2026-06-05
    days on market $238,000 Active 17 DOM
12. 2026-06-03
    days on market $238,000 Active 16 DOM
13. 2026-06-02
    pricedays on market $238,000 Active 15 DOM
14. 2026-06-01
    days on market $239,000 Active 14 DOM
15. 2026-05-31
    days on market $239,000 Active 13 DOM
16. 2026-05-30
    days on market $239,000 Active 12 DOM
17. 2026-05-18
    listed $239,000 Active
18. 2021-12-09
    historical
19. 2020-10-02
    soldstatus $172,000
20. 2020-09-30
    soldstatus $172,000 796-char remark

    Show marketing remark (796 chars)

    This 4 bedroom, 2 bath home is move-in ready in Southport off Resota Beach Road. It has a metal roof and new 5 ton AC unit. New Pergo flooring covers most of the home except bedrooms and bathrooms. The porches are new and has a ramp to the front porch. The 32 x 48 pole barn is all steel and metal, covered on 3 sides, has water, phone line, electric service and concrete floor. The hidden home has lots of shade trees, a garden and some of the 2.5 acres is wooded. It has a ventless fireplace in the large family room. The eat-in kitchen has oak cabinets, a breakfast bar and an island. The separate dining room is just off the kitchen. The master bedroom has a big walk-in closet, the bath has 2 sinks, a garden tub and a separate shower. It has a Culligan water well and water softener system.

21. 2020-08-10
    listed $159,900 796-char remark

    Show marketing remark (796 chars)

    This 4 bedroom, 2 bath home is move-in ready in Southport off Resota Beach Road. It has a metal roof and new 5 ton AC unit. New Pergo flooring covers most of the home except bedrooms and bathrooms. The porches are new and has a ramp to the front porch. The 32 x 48 pole barn is all steel and metal, covered on 3 sides, has water, phone line, electric service and concrete floor. The hidden home has lots of shade trees, a garden and some of the 2.5 acres is wooded. It has a ventless fireplace in the large family room. The eat-in kitchen has oak cabinets, a breakfast bar and an island. The separate dining room is just off the kitchen. The master bedroom has a big walk-in closet, the bath has 2 sinks, a garden tub and a separate shower. It has a Culligan water well and water softener system.

22. 2020-08-07
    listed $159,900
23. 1998-03-01
    soldstatus $18,000

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$417/yr (+$35/mo · 28.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 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

Taxation est. · year 1

• Rental income: $24,262
• − Mortgage interest: −$12,772
• − Property taxes: −$1,475
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$6,633
• Taxable loss: −$1,639
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $2,597/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: 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 — 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

• City population: 21,459
• Population (ZIP): 10,941

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · Spanish 4% 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: ▲ 9.08%
• Current HPI: 391.06
• 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

+1227.8% since first listed

7 events — show timeline

• 2026-05-18 Listed $239,000 CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2020-10-02 Sold (Public Records) $172,000 Public Records
• 2020-09-30 Sold (MLS) $172,000 CPARMLS
• 2020-08-10 Listed $159,900 CPARMLS
• 2020-08-07 Listed $159,900 CPARMLS
• 1998-03-01 Sold (Public Records) $18,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,475 · +3.7% YoY. Source: county tax records.