8921 Kingswood Rd · Lynn Haven, FL 32409

$189,900

3 bd · 2.0 ba · 1,300 sqft · Manufactured public records · 6 Days on market

Built 1992 1.00 ac lot

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Why this score? — see what drove the C+ 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 +21.8/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller says new roof 2 yrs. ago. Very nice well kept 1993 Doublewide in desirable Kingswood area on 1 acre of partially fenced land. Additional room is used as 4th br. could be used as office, has separate entrance. Deck on the front, screened porch on side entrance. Seller will provide survey at no cost to buyer. Some trim & touch-up paint needed to additional room. Buyer can complete. Room sizes & s. f. are approx.

Key facts

• Move-in ready
• Remodeled
• Modern finishes

Tags

• FULL ACRE
• REMODELED
• MODERN FINISHES
• REFRESHED LIVING SPACES
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Home design: Single-family style home
• Construction: Vinyl siding
• Exterior features: Deck; Partial fencing; Lot dimensions about 137 x 317

Interior

• Kitchen: Electric cooktop
• Bedrooms: Three bedrooms (two on the first floor, one on the second floor); Bedroom sizes approximately 12 x 12.9, 9.5 x 11.3, and 14 x 10
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Central heating; Central air
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $170 ($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 $183k (3.7% below list).
• Recommended offer: $183k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 $19k of equity ($1k loan paydown + $17k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $62k; list at $190k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $182,801 (3.7% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 2.93×
• Total profit: $102,424
• Equity at exit: $158,500

10-year hold

• IRR: 22.4%
• Equity multiple: 6.47×
• Total profit: $290,641
• Equity at exit: $329,255

Cash invested: $53,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$79
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $170

Break-even live

Break-even rent $1,613

Max offer price $189,900

Occupancy floor 86%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-20
   listed $189,900 Active
2. 2026-03-24
   historical
3. 2026-03-11
   historical Active Under Contract
4. 2026-03-11
   status Pending
5. 2026-02-22
   listed $185,000 Active
6. 2000-10-16
   soldstatus $62,500
7. 2000-10-10
   soldstatus $62,500 432-char remark

   Show marketing remark (432 chars)

   Seller says new roof 2 yrs. ago. Very nice well kept 1993 Doublewide in desirable Kingswood area on 1 acre of partially fenced land. Additional room is used as 4th br. could be used as office, has separate entrance. Deck on the front, screened porch on side entrance. Seller will provide survey at no cost to buyer. Some trim & touch-up paint needed to additional room. Buyer can complete. Room sizes & s. f. are approx.

8. 2000-03-06
   listed $65,000 432-char remark

   Show marketing remark (432 chars)

   Seller says new roof 2 yrs. ago. Very nice well kept 1993 Doublewide in desirable Kingswood area on 1 acre of partially fenced land. Additional room is used as 4th br. could be used as office, has separate entrance. Deck on the front, screened porch on side entrance. Seller will provide survey at no cost to buyer. Some trim & touch-up paint needed to additional room. Buyer can complete. Room sizes & s. f. are approx.

9. 1995-04-01
   soldstatus $12,000

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$687/yr (+$57/mo · 77.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 10% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $21,936
• − Mortgage interest: −$10,637
• − Property taxes: −$889
• − Insurance: −$2,452
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$5,524
• Taxable loss: −$1,076
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $2,297/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

+1482.5% since first listed

9 events — show timeline

• 2026-05-20 Listed $189,900 CPARMLS
• 2026-03-24 Listing Removed — CPARMLS
• 2026-03-11 Contingent — CPARMLS
• 2026-03-11 Pending — CPARMLS
• 2026-02-22 Listed $185,000 CPARMLS
• 2000-10-16 Sold (Public Records) $62,500 Public Records
• 2000-10-10 Sold (MLS) $62,500 CPARMLS
• 2000-03-06 Listed $65,000 CPARMLS
• 1995-04-01 Sold (Public Records) $12,000 Public Records

Property tax history

+24.3%/yr

Latest (2025): $889 · +21.9% YoY. Source: county tax records.