13777 Windsor Ave · Youngstown, FL 32466

$175,000

1 bd · 1.0 ba · 670 sqft · SingleFamily · 62 Days on market

Built 2026 Good condition 6,098 sqft lot $261/sqft · 6% above area Est $166k · 6% over ↓ 24% since listing

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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).

• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• ARV discount +5.0/15.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Completion approximately Fall 2026. If you like quiet country living, sturdy construction, and low cost living, you need to check out this brand new home to be completed in 2026. Modern open concept living area with unique bedroom plan, new appliances, and stylish finished concrete floors, formica countertops, concrete driveway, and a covered front porch. With sturdy concrete block construction, metal roof, high efficiency HVAC System, private well, and new septic system you'll enjoy low maintenance and low utilities. No HOA. Located in a quiet area north of Panama City convenient to Hwy 231 and Hwy 20. Only 30 minutes to Panama City, 40 minutes to Panama City Beach. Minutes away from Youngstown Recreational Park & Pitt & Sylvan Springs Park. See Floorplan in photos section. Completed home photos are of similar construction and finishes. Additional homes being built, contact us for more information!

Key facts

• Unique bedroom plan
• Covered front porch
• Metal roof

Tags

• UNIQUE BEDROOM PLAN
• NEW APPLIANCES
• FINISHED CONCRETE FLOORS
• CONCRETE DRIVEWAY
• COVERED FRONT PORCH
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (15.5% below list).
• Recommended offer: $148k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 112 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,816 (15.5% 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 62 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $165,700
• List price: $175,000
• Delta: 5.61%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13725 Windsor Ave	0.02mi	2/1.0 (+1)	770 (+15%)	16mo	$165,000	$214	56

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.89×
• Total profit: $92,680
• Equity at exit: $157,654

10-year hold

• IRR: 21.0%
• Equity multiple: 6.61×
• Total profit: $275,057
• Equity at exit: $339,987

Cash invested: $49,000 (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 32466

• Home prices YoY: 4.4%
• Active inventory: 112
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-42

Break-even live

Break-even rent $1,531

Max offer price $168,975

Occupancy floor 98%

Sensitivity live

Price	-10% $79	-5% $19	+0% $-42	+5% $-102	+10% $-163
Rent	-10% $-158	-5% $-100	+0% $-42	+5% $17	+10% $75
Rate	-1.0pp $46	-0.5pp $3	base $-42	+0.5pp $-87	+1.0pp $-133

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $175,000 Active 62 DOM
2. 2026-06-19
   days on market $175,000 Active 60 DOM
3. 2026-06-18
   days on market $175,000 Active 59 DOM
4. 2026-06-17
   days on market $175,000 Active 58 DOM
5. 2026-06-16
   days on market $175,000 Active 57 DOM
6. 2026-06-15
   days on market $175,000 Active 56 DOM
7. 2026-06-14
   days on market $175,000 Active 54 DOM
8. 2026-06-13
   days on market $175,000 Active 53 DOM
9. 2026-06-10
   days on market $175,000 Active 51 DOM
10. 2026-06-09
    days on market $175,000 Active 50 DOM
11. 2026-06-08
    days on market $175,000 Active 49 DOM
12. 2026-06-07
    days on market $175,000 Active 48 DOM
13. 2026-06-05
    days on market $175,000 Active 45 DOM
14. 2026-06-03
    days on market $175,000 Active 44 DOM
15. 2026-06-02
    days on market $175,000 Active 43 DOM
16. 2026-06-01
    days on market $175,000 Active 42 DOM
17. 2026-05-31
    days on market $175,000 Active 41 DOM
18. 2026-05-30
    days on market $175,000 Active 40 DOM
19. 2026-04-17
    listed $175,000 Active 924-char remark

    Show marketing remark (924 chars)

    Completion approximately Fall 2026. If you like quiet country living, sturdy construction, and low cost living, you need to check out this brand new home to be completed in 2026. Modern open concept living area with unique bedroom plan, new appliances, and stylish finished concrete floors, formica countertops, concrete driveway, and a covered front porch. With sturdy concrete block construction, metal roof, high efficiency HVAC System, private well, and new septic system you'll enjoy low maintenance and low utilities. No HOA. Located in a quiet area north of Panama City convenient to Hwy 231 and Hwy 20. Only 30 minutes to Panama City, 40 minutes to Panama City Beach. Minutes away from Youngstown Recreational Park & Pitt & Sylvan Springs Park. See Floorplan in photos section. Completed home photos are of similar construction and finishes. Additional homes being built, contact us for more information!

20. 2026-04-15
    historical
21. 2025-11-04
    listed $229,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 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: $17,738
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$5,091
• Taxable loss: −$3,494
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $339/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 · 7 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a modern design and high efficiency systems. It requires minor cosmetic improvements to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment.
• Both Floor cleaning and sealing — Improves appearance and durability of concrete floors.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment. ↑
• Both Floor cleaning and sealing — Improves appearance and durability of concrete floors. ↑

ⓘ 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 — Youngstown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,837

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Portuguese 3% Serbian 2%
• Foreign-born: 2% · Canada

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: ▲ 11.68%
• Current HPI: 274.7988
• 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

-23.6% since first listed

3 events — show timeline

• 2026-04-17 Listed $175,000 CPARMLS
• 2026-04-15 Listing Removed — CPARMLS
• 2025-11-04 Listed $229,000 CPARMLS