3916 Whitehead Blvd · Springfield, FL 32404

$324,900

4 bd · 3.0 ba · 2,022 sqft · SingleFamily public records · 78 Days on market

Built 2020 10,454 sqft lot $161/sqft · 6% below area Est $344k · 6% under

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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 +11.2/30.0
• ARV discount +10.0/15.0
• Schools +4.3/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning four-bedroom, two-bathroom residence offers the perfect blend of modern comfort and pristine maintenance in a highly sought-after neighborhood. Situated on a spacious quarter-acre lot, the property feels like new, showcasing an immaculate interior that has been kept in fantastic condition. The thoughtful layout features a mix of durable, contemporary vinyl flooring in the high-traffic areas and plush carpet in the bedrooms for a cozy, inviting feel. With its generous yard and move-in-ready status, this home represents a rare opportunity for those seeking quality and cleanliness in a premier location.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (24.3% below list).
• Recommended offer: $246k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.8% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities 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: Cedar Grove Elementary School (math 18% / reading 18%, grade F, #2,115 of 2,144 statewide, top 99%, 562 students, 76% FRL); Merritt Brown Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 701 students, 55% FRL); Bay High School (math 37% / reading 34%, grade F, #367 of 667 statewide, top 57%, 1,255 students, 53% FRL).
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-20 pts) — the specific schools serving this property underperform the Bay average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 983 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/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 $10k 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 78 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $278k; 17% 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 $246,062 (24.3% 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 78 days. Have you received any prior offers? Is the seller open to a 24% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (median comp): $344,371
• List price: $324,900
• Delta: -5.65%
• 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
3074 Lucky Farm Ln	0.21mi	4/2.0	2,086 (+3%)	3mo	$395,000	$189	79
3928 Alwyn Cashe Ave #70	0.40mi	4/2.0	2,000 (-1%)	1mo	$289,990	$145	75
3940 Alwyn Cashe Ave #73	0.40mi	4/2.0	2,000 (-1%)	2mo	$304,990	$152	74
3103 Justine Ct	0.29mi	3/2.0 (-1)	1,962 (-3%)	1mo	$449,900	$229	72
3930 Lombard St	0.36mi	4/2.5	1,891 (-6%)	3mo	$299,990	$159	68
3930 Lombard St Unit HS 12	0.36mi	4/2.5	1,891 (-6%)	3mo	$299,990	$159	68
3812 Wall Street St Unit HS 97	0.50mi	4/2.5	1,891 (-6%)	2mo	$288,290	$152	62
3912 Alwyn Cashe Ave #66	0.41mi	3/2.0 (-1)	1,891 (-6%)	2mo	$279,990	$148	60
3961 Alwyn Cashe Ave #49	0.37mi	3/2.0 (-1)	1,744 (-14%)	0mo	$306,490	$176	50
3908 Alwyn Cashe Ave #65	0.41mi	3/2.0 (-1)	1,744 (-14%)	2mo	$259,990	$149	48
3665 Cedar Park Dr	0.69mi	4/2.0	1,751 (-13%)	1mo	$369,000	$211	41
3695 Cedar Park Dr	0.73mi	3/2.0 (-1)	1,803 (-11%)	2mo	$379,900	$211	38

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.28×
• Total profit: $-65,323
• Equity at exit: $48,444

10-year hold

• IRR: -19.0%
• Equity multiple: 0.06×
• Total profit: $-85,571
• Equity at exit: $28,091

Cash invested: $90,972 (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 32404

• Home prices YoY: -16.1%
• Rents YoY: 1.1%
• Active inventory: 983
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$231 /mo · $2,771/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-126

Break-even live

Break-even rent $2,620

Max offer price $302,611

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-34	+0% $-126	+5% $-218	+10% $-310
Rent	-10% $-321	-5% $-223	+0% $-126	+5% $-29	+10% $68
Rate	-1.0pp $37	-0.5pp $-44	base $-126	+0.5pp $-210	+1.0pp $-296

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3884 Red Deer Cir Panama City, FL	4.0	2.0	1972	$2,200	$1.12	23d	1	0.33mi
3545 Brentwood Pl Panama City, FL	3.0	2.0	1617	$2,200	$1.36	23d	1	1.04mi

Listing history 23 events

1. 2026-06-21
   remarks 684-char remark
2. 2026-06-21
   statusdays on market $324,900 Pending 78 DOM
3. 2026-06-19
   days on market $324,900 Active 77 DOM
4. 2026-06-18
   days on market $324,900 Active 76 DOM
5. 2026-06-17
   days on market $324,900 Active 75 DOM
6. 2026-06-16
   days on market $324,900 Active 74 DOM
7. 2026-06-15
   days on market $324,900 Active 73 DOM
8. 2026-06-14
   days on market $324,900 Active 71 DOM
9. 2026-06-13
   pricedays on market $324,900 Active 70 DOM
10. 2026-06-10
    days on market $329,900 Active 68 DOM
11. 2026-06-09
    days on market $329,900 Active 67 DOM
12. 2026-06-08
    days on market $329,900 Active 66 DOM
13. 2026-06-07
    days on market $329,900 Active 65 DOM
14. 2026-06-05
    days on market $329,900 Active 62 DOM
15. 2026-06-03
    days on market $329,900 Active 61 DOM
16. 2026-06-02
    days on market $329,900 Active 60 DOM
17. 2026-06-01
    days on market $329,900 Active 59 DOM
18. 2026-05-31
    days on market $329,900 Active 58 DOM
19. 2026-05-30
    days on market $329,900 Active 57 DOM
20. 2026-05-01
    price $329,900 621-char remark

    Show marketing remark (621 chars)

    This stunning four-bedroom, two-bathroom residence offers the perfect blend of modern comfort and pristine maintenance in a highly sought-after neighborhood. Situated on a spacious quarter-acre lot, the property feels like new, showcasing an immaculate interior that has been kept in fantastic condition. The thoughtful layout features a mix of durable, contemporary vinyl flooring in the high-traffic areas and plush carpet in the bedrooms for a cozy, inviting feel. With its generous yard and move-in-ready status, this home represents a rare opportunity for those seeking quality and cleanliness in a premier location.

21. 2026-04-02
    listed $339,900 Active 621-char remark

    Show marketing remark (621 chars)

    This stunning four-bedroom, two-bathroom residence offers the perfect blend of modern comfort and pristine maintenance in a highly sought-after neighborhood. Situated on a spacious quarter-acre lot, the property feels like new, showcasing an immaculate interior that has been kept in fantastic condition. The thoughtful layout features a mix of durable, contemporary vinyl flooring in the high-traffic areas and plush carpet in the bedrooms for a cozy, inviting feel. With its generous yard and move-in-ready status, this home represents a rare opportunity for those seeking quality and cleanliness in a premier location.

22. 2019-07-22
    soldstatus $278,322
23. 2019-05-29
    soldstatus $10,696

ⓘ 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: $2,771 · $231/mo
• Projected year-2 tax: $2,771 · $231/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 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: $29,527
• − Mortgage interest: −$18,199
• − Property taxes: −$2,771
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − Depreciation: −$9,452
• Taxable loss: −$7,243
• Est. tax savings @ 24.0%: +$1,738
• After-tax cash flow: $224/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 — Springfield

• Score: 59/100
• State rank: #826
• US rank: #20265

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bay County · 163,593 people
• City population: 91,445
• Metro: Panama City, FL
• Population (ZIP): 42,514
• Household income: $74,708
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1218.0

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 (69%)
• Race & ethnicity: White 69% Black 12% Two or more races 10% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, Mexico
• Languages at home: 90% English-only · Spanish 6% Vietnamese 1% Other Asian/Pacific 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: ▼ -50.59%
• Current HPI: 263.7178
• Rent YoY: ▲ 1.12%
• 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

+2984.3% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $329,900 CPARMLS
• 2026-04-02 Listed $339,900 CPARMLS
• 2019-07-22 Sold (Public Records) $278,322 Public Records
• 2019-05-29 Sold (Public Records) $10,696 Public Records

Property tax history

+35.6%/yr

Latest (2025): $2,771 · +3.4% YoY. Source: county tax records.