1666 Caleigh Ct · Lynn Haven, FL 32444

$260,000

3 bd · 3.0 ba · 1,484 sqft · SingleFamily public records · 431 Days on market

Built 2022 Good condition $175/sqft · at area comps Est $264k · at est. ↓ 3% 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 +11.9/30.0
• ARV discount +8.1/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Interest rate under 3% available for VA buyers. This is your low maintenance dream come true! Centrally located and turn-key, this quiet townhome has 3 bedroom/2.5 bathroom andover 1,500 sqft with numerous upgrades. The downstairs has an airy ambience filled with natural light featuring the kitchen, living and dining room in a great open-concept layout with 9ft ceilings and luxury vinyl plank flooring. An added bonus - A convenient half-bath located just off the main living area. The kitchen's clean lines are enhanced with shaker cabinet doors, granite countertops and stainless steel appliances. Upstairs, you'll find the primary en-suite, 2 spacious bedrooms and a large second full bathroom in a split floor plan. the primary bedroom offers a walk-in closet, dual vanities, and a spacious shower. Convenience is at its finest with a second-story laundry room with a washer and dryer included. Home comes with keyless entry, a Skybell doorbell, automated front porch lighting, and an Echo Dot device. A one-car garage and additional guest parking nearby. Say goodbye to yard work and exterior maintenance, as the HOA takes care of it for you! Schedule a showing today!

Key facts

• Shaker cabinet doors
• Primary en-suite
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• SHAKER CABINET DOORS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIMARY EN-SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-68 ($-810/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (20.0% below list).
• Recommended offer: $208k (20.0% 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.
• 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); 199 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 30% of the median local income ($83k/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 $8k 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 431 days — a 12% lower offer ($229k) 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,017 (20.0% 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 431 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (median comp): $263,696
• List price: $260,000
• Delta: -1.40%
• 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
1704 Jakes Dr	0.09mi	3/2.5	1,484 (0%)	10mo	$252,900	$170	85
1731 Jakes Dr	0.30mi	3/2.5	1,484 (0%)	12mo	$235,000	$158	74
1715 Glencoe Dr	0.53mi	3/2.0	1,526 (+3%)	0mo	$310,000	$203	66
1707 Scarlett Blvd	0.68mi	3/2.0	1,506 (+2%)	10mo	$299,000	$199	54
1604 E 13th Plz	0.66mi	4/2.0 (+1)	1,524 (+3%)	3mo	$335,000	$220	53
710 E Pine Forest Dr	0.72mi	3/2.0	1,352 (-9%)	1mo	$267,000	$197	47
1801 Scarlett Blvd	0.66mi	3/2.0	1,346 (-9%)	5mo	$295,000	$219	45
722 E Pine Forest Dr	0.71mi	4/2.0 (+1)	1,512 (+2%)	12mo	$285,540	$189	45
1304 Delaware Ave	0.71mi	3/2.0	1,352 (-9%)	5mo	$275,000	$203	44
1602 Mississippi Ave	0.63mi	3/2.0	1,335 (-10%)	9mo	$255,000	$191	42
1815 Rhett Pl	0.58mi	3/2.0	1,263 (-15%)	4mo	$280,000	$222	41
1705 Rhett Pl	0.61mi	4/3.0 (+1)	1,635 (+10%)	10mo	$333,500	$204	41

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-47,452
• Equity at exit: $38,767

10-year hold

• IRR: -12.0%
• Equity multiple: 0.30×
• Total profit: $-51,007
• Equity at exit: $22,480

Cash invested: $72,800 (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 32444

• Home prices YoY: -29.1%
• Rents YoY: 2.5%
• Active inventory: 199
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$239 /mo · $2,868/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-68

Break-even live

Break-even rent $2,166

Max offer price $248,075

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $6	+0% $-68	+5% $-141	+10% $-215
Rent	-10% $-232	-5% $-150	+0% $-68	+5% $15	+10% $97
Rate	-1.0pp $63	-0.5pp $-1	base $-68	+0.5pp $-135	+1.0pp $-203

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1713 Jakes Dr Panama City, FL	3.0	2.5	1576	$2,250	$1.43	23d	1	0.31mi
4512 Carla Ln Unit O Panama City, FL	3.0	2.0	1275	$1,395	$1.09	23d	1	0.65mi
2416 Camryns Xing Panama City, FL	4.0	2.0	1867	$2,100	$1.12	23d	1	0.67mi
2305 Minnesota Ave Lynn Haven, FL	4.0	2.0	1692	$1,950	$1.15	15d	1	1.02mi
1307 Pennsylvania Ave Unit 1 Lynn Haven, FL	3.0	1.0	1256	$1,500	$1.19	15d	1	1.28mi

Listing history 23 events

1. 2026-06-21
   days on market $260,000 Active 431 DOM
2. 2026-06-19
   days on market $260,000 Active 429 DOM
3. 2026-06-18
   days on market $260,000 Active 428 DOM
4. 2026-06-17
   days on market $260,000 Active 427 DOM
5. 2026-06-16
   days on market $260,000 Active 426 DOM
6. 2026-06-15
   days on market $260,000 Active 425 DOM
7. 2026-06-14
   days on market $260,000 Active 423 DOM
8. 2026-06-13
   days on market $260,000 Active 422 DOM
9. 2026-06-10
   days on market $260,000 Active 420 DOM
10. 2026-06-09
    days on market $260,000 Active 419 DOM
11. 2026-06-08
    days on market $260,000 Active 418 DOM
12. 2026-06-07
    days on market $260,000 Active 417 DOM
13. 2026-06-05
    days on market $260,000 Active 414 DOM
14. 2026-06-03
    days on market $260,000 Active 413 DOM
15. 2026-06-02
    days on market $260,000 Active 412 DOM
16. 2026-06-01
    days on market $260,000 Active 411 DOM
17. 2026-05-31
    days on market $260,000 Active 410 DOM
18. 2026-05-30
    days on market $260,000 Active 409 DOM
19. 2026-05-01
    status Active 1176-char remark

    Show marketing remark (1176 chars)

    Interest rate under 3% available for VA buyers. This is your low maintenance dream come true! Centrally located and turn-key, this quiet townhome has 3 bedroom/2.5 bathroom andover 1,500 sqft with numerous upgrades. The downstairs has an airy ambience filled with natural light featuring the kitchen, living and dining room in a great open-concept layout with 9ft ceilings and luxury vinyl plank flooring. An added bonus - A convenient half-bath located just off the main living area. The kitchen's clean lines are enhanced with shaker cabinet doors, granite countertops and stainless steel appliances. Upstairs, you'll find the primary en-suite, 2 spacious bedrooms and a large second full bathroom in a split floor plan. the primary bedroom offers a walk-in closet, dual vanities, and a spacious shower. Convenience is at its finest with a second-story laundry room with a washer and dryer included. Home comes with keyless entry, a Skybell doorbell, automated front porch lighting, and an Echo Dot device. A one-car garage and additional guest parking nearby. Say goodbye to yard work and exterior maintenance, as the HOA takes care of it for you! Schedule a showing today!

20. 2026-04-30
    historical 1176-char remark

    Show marketing remark (1176 chars)

    Interest rate under 3% available for VA buyers. This is your low maintenance dream come true! Centrally located and turn-key, this quiet townhome has 3 bedroom/2.5 bathroom andover 1,500 sqft with numerous upgrades. The downstairs has an airy ambience filled with natural light featuring the kitchen, living and dining room in a great open-concept layout with 9ft ceilings and luxury vinyl plank flooring. An added bonus - A convenient half-bath located just off the main living area. The kitchen's clean lines are enhanced with shaker cabinet doors, granite countertops and stainless steel appliances. Upstairs, you'll find the primary en-suite, 2 spacious bedrooms and a large second full bathroom in a split floor plan. the primary bedroom offers a walk-in closet, dual vanities, and a spacious shower. Convenience is at its finest with a second-story laundry room with a washer and dryer included. Home comes with keyless entry, a Skybell doorbell, automated front porch lighting, and an Echo Dot device. A one-car garage and additional guest parking nearby. Say goodbye to yard work and exterior maintenance, as the HOA takes care of it for you! Schedule a showing today!

21. 2025-05-17
    price $260,000 1176-char remark

    Show marketing remark (1176 chars)

    Interest rate under 3% available for VA buyers. This is your low maintenance dream come true! Centrally located and turn-key, this quiet townhome has 3 bedroom/2.5 bathroom andover 1,500 sqft with numerous upgrades. The downstairs has an airy ambience filled with natural light featuring the kitchen, living and dining room in a great open-concept layout with 9ft ceilings and luxury vinyl plank flooring. An added bonus - A convenient half-bath located just off the main living area. The kitchen's clean lines are enhanced with shaker cabinet doors, granite countertops and stainless steel appliances. Upstairs, you'll find the primary en-suite, 2 spacious bedrooms and a large second full bathroom in a split floor plan. the primary bedroom offers a walk-in closet, dual vanities, and a spacious shower. Convenience is at its finest with a second-story laundry room with a washer and dryer included. Home comes with keyless entry, a Skybell doorbell, automated front porch lighting, and an Echo Dot device. A one-car garage and additional guest parking nearby. Say goodbye to yard work and exterior maintenance, as the HOA takes care of it for you! Schedule a showing today!

22. 2025-05-07
    price $268,000 1176-char remark

    Show marketing remark (1176 chars)

    Interest rate under 3% available for VA buyers. This is your low maintenance dream come true! Centrally located and turn-key, this quiet townhome has 3 bedroom/2.5 bathroom andover 1,500 sqft with numerous upgrades. The downstairs has an airy ambience filled with natural light featuring the kitchen, living and dining room in a great open-concept layout with 9ft ceilings and luxury vinyl plank flooring. An added bonus - A convenient half-bath located just off the main living area. The kitchen's clean lines are enhanced with shaker cabinet doors, granite countertops and stainless steel appliances. Upstairs, you'll find the primary en-suite, 2 spacious bedrooms and a large second full bathroom in a split floor plan. the primary bedroom offers a walk-in closet, dual vanities, and a spacious shower. Convenience is at its finest with a second-story laundry room with a washer and dryer included. Home comes with keyless entry, a Skybell doorbell, automated front porch lighting, and an Echo Dot device. A one-car garage and additional guest parking nearby. Say goodbye to yard work and exterior maintenance, as the HOA takes care of it for you! Schedule a showing today!

23. 2025-04-15
    listed $269,000 Active 1176-char remark

    Show marketing remark (1176 chars)

    Interest rate under 3% available for VA buyers. This is your low maintenance dream come true! Centrally located and turn-key, this quiet townhome has 3 bedroom/2.5 bathroom andover 1,500 sqft with numerous upgrades. The downstairs has an airy ambience filled with natural light featuring the kitchen, living and dining room in a great open-concept layout with 9ft ceilings and luxury vinyl plank flooring. An added bonus - A convenient half-bath located just off the main living area. The kitchen's clean lines are enhanced with shaker cabinet doors, granite countertops and stainless steel appliances. Upstairs, you'll find the primary en-suite, 2 spacious bedrooms and a large second full bathroom in a split floor plan. the primary bedroom offers a walk-in closet, dual vanities, and a spacious shower. Convenience is at its finest with a second-story laundry room with a washer and dryer included. Home comes with keyless entry, a Skybell doorbell, automated front porch lighting, and an Echo Dot device. A one-car garage and additional guest parking nearby. Say goodbye to yard work and exterior maintenance, as the HOA takes care of it for you! Schedule a showing today!

ⓘ 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: $2,868 · $239/mo
• Projected year-2 tax: $2,868 · $239/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 4/10 Moderate
• 🌡 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

Taxation est. · year 1

• Rental income: $24,962
• − Mortgage interest: −$14,564
• − Property taxes: −$2,868
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$7,564
• Taxable loss: −$5,328
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $469/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 None rehab

This turn-key townhome is in excellent condition with modern finishes and a great layout, ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑

ⓘ 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 — 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 · 163,593 people
• City population: 21,459
• Metro: Panama City, FL
• Population (ZIP): 21,459
• Household income: $83,160
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 430.0

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 (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

-3.3% since first listed

5 events — show timeline

• 2026-05-01 Relisted — CPARMLS
• 2026-04-30 Listing Removed — CPARMLS
• 2025-05-17 Price Changed $260,000 CPARMLS
• 2025-05-07 Price Changed $268,000 CPARMLS
• 2025-04-15 Listed $269,000 CPARMLS

Property tax history

+112.9%/yr

Latest (2025): $2,868 · +3.6% YoY. Source: county tax records.