1328 Moon Ct · Lynn Haven, FL 32409

$229,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 60 Days on market

Built 2023 0.74 ac lot $152/sqft · 25% above area Est $183k · 25% over

---

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 +11.9/30.0
• Appreciation +9.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Move in ready home in Panama City on large 0.75 acre lot with private backyard and no HOA. Ideal for buyers searching homes with land in Panama City, large lot homes, or no HOA homes near Panama City Beach. Freshly painted with new appliances, this move-in ready home offers modern updates and flexible living. Ample space for RV parking, boat storage, outdoor living, or future expansion. Located about 25 miles from Panama City Beach and the Gulf of Mexico with easy access to beaches, fishing, shopping, dining, schools, and major roadways. Great primary home, second home, or investment property. Investment loans now available and seller financing options available with zero down payment programs for qualified buyers.

Key facts

• 0.74 acre lot
• Built 2023
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-60 ($-715/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (22.3% below list).
• Recommended offer: $179k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 60 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $230k implies a 342% gain — meaningful room to come down on a strong offer.

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 $178,606 (22.3% 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 60 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $183,212
• List price: $229,900
• Delta: 25.48%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 2.66×
• Total profit: $107,055
• Equity at exit: $191,886

10-year hold

• IRR: 19.5%
• Equity multiple: 5.90×
• Total profit: $315,149
• Equity at exit: $398,608

Cash invested: $64,372 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-60

Break-even live

Break-even rent $1,861

Max offer price $219,372

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $5	+0% $-60	+5% $-125	+10% $-190
Rent	-10% $-201	-5% $-130	+0% $-60	+5% $11	+10% $82
Rate	-1.0pp $56	-0.5pp $-1	base $-60	+0.5pp $-119	+1.0pp $-180

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $229,900 Active 60 DOM
2. 2026-06-18
   days on market $229,900 Active 59 DOM
3. 2026-06-17
   days on market $229,900 Active 58 DOM
4. 2026-06-16
   days on market $229,900 Active 57 DOM
5. 2026-06-15
   days on market $229,900 Active 56 DOM
6. 2026-06-14
   days on market $229,900 Active 54 DOM
7. 2026-06-13
   days on market $229,900 Active 53 DOM
8. 2026-06-10
   days on market $229,900 Active 51 DOM
9. 2026-06-09
   days on market $229,900 Active 50 DOM
10. 2026-06-08
    days on market $229,900 Active 49 DOM
11. 2026-06-07
    days on market $229,900 Active 48 DOM
12. 2026-06-05
    days on market $229,900 Active 45 DOM
13. 2026-06-03
    pricedays on market $229,900 Active 44 DOM
14. 2026-06-02
    days on market $239,900 Active 43 DOM
15. 2026-06-01
    days on market $239,900 Active 42 DOM
16. 2026-05-31
    days on market $239,900 Active 41 DOM
17. 2026-05-30
    days on market $239,900 Active 40 DOM
18. 2026-05-06
    price $239,900 724-char remark

    Show marketing remark (724 chars)

    Move in ready home in Panama City on large 0.75 acre lot with private backyard and no HOA. Ideal for buyers searching homes with land in Panama City, large lot homes, or no HOA homes near Panama City Beach. Freshly painted with new appliances, this move-in ready home offers modern updates and flexible living. Ample space for RV parking, boat storage, outdoor living, or future expansion. Located about 25 miles from Panama City Beach and the Gulf of Mexico with easy access to beaches, fishing, shopping, dining, schools, and major roadways. Great primary home, second home, or investment property. Investment loans now available and seller financing options available with zero down payment programs for qualified buyers.

19. 2026-04-20
    listed $244,500 Active 724-char remark

    Show marketing remark (724 chars)

    Move in ready home in Panama City on large 0.75 acre lot with private backyard and no HOA. Ideal for buyers searching homes with land in Panama City, large lot homes, or no HOA homes near Panama City Beach. Freshly painted with new appliances, this move-in ready home offers modern updates and flexible living. Ample space for RV parking, boat storage, outdoor living, or future expansion. Located about 25 miles from Panama City Beach and the Gulf of Mexico with easy access to beaches, fishing, shopping, dining, schools, and major roadways. Great primary home, second home, or investment property. Investment loans now available and seller financing options available with zero down payment programs for qualified buyers.

20. 2023-03-27
    soldstatus $52,000 Closed 168-char remark

    Show marketing remark (168 chars)

    This lot would be a great place to build or to place a mobile home. Moon Court is located just off of Highway 77 and is close to so many places including local schools.

21. 2023-03-24
    soldstatus $52,000
22. 2023-02-27
    status Pending 168-char remark

    Show marketing remark (168 chars)

    This lot would be a great place to build or to place a mobile home. Moon Court is located just off of Highway 77 and is close to so many places including local schools.

23. 2022-11-10
    listed $58,900 Active 168-char remark

    Show marketing remark (168 chars)

    This lot would be a great place to build or to place a mobile home. Moon Court is located just off of Highway 77 and is close to so many places including local schools.

24. 2008-02-04
    soldstatus $53,500
25. 2007-04-04
    soldstatus $47,930
26. 2006-09-20
    soldstatus $25,500

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/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 7/10 Severe
• 🌡 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: $21,433
• − Mortgage interest: −$12,878
• − Property taxes: −$2,030
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$6,688
• Taxable loss: −$4,742
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $423/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

+840.8% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $239,900 CPARMLS
• 2026-04-20 Listed $244,500 CPARMLS
• 2023-03-27 Sold (MLS) $52,000 CPARMLS
• 2023-03-24 Sold (Public Records) $52,000 Public Records
• 2023-02-27 Pending — CPARMLS
• 2022-11-10 Listed $58,900 CPARMLS
• 2008-02-04 Sold (Public Records) $53,500 Public Records
• 2007-04-04 Sold (Public Records) $47,930 Public Records
• 2006-09-20 Sold (Public Records) $25,500 Public Records

Property tax history

+19.8%/yr

Latest (2025): $2,030 · +5.7% YoY. Source: county tax records.