Is 1671 Caleigh Ct in Lynn Haven, FL a good investment?

CashFlowRE grades it D- with a 4.4% cap rate and $-377/mo modeled cash flow at a $233,500 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1671 Caleigh Ct?

The modeled cap rate is 4.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,950/month, from CashFlowRE's rent model.

D- Composite 37.81

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).

ARV discount +10.5/15.0
Cash flow +6.7/30.0
Schools +5.2/10.0
Livability +4.0/5.0
Condition / age +4.0/5.0
1% rule +3.3/10.0
Rent growth +3.1/5.0
DSCR +0.9/10.0
Appreciation +0.0/10.0

$233,500

1671 Caleigh Ct · Lynn Haven, FL 32444

3 bd · 3.0 ba · 1,484 sqft · Townhouse public records · 30 Days on market

Built 2021 Good condition 2,178 sqft lot Garage $157/sqft · 7% below area Est $250k · 7% under $305/mo HOA · 16% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Price reduced! 3-bedroom, 2.5-bathroom townhome conveniently located in the heart of Lynn Haven. Perfect for first-time home buyers, investors, or anyone seeking a low-maintenance, move-in ready property. The downstairs features an open and airy layout with LVP flooring throughout. The kitchen is equipped with stainless steel appliances and flows seamlessly into the dining and living areas, creating a great space for everyday living and entertaining. Just off the living room is a private back porch, and a half bath downstairs adds extra convenience. Upstairs, you'll find the primary suite with a walk in closet, an ensuite bathroom and double vanity.

Key facts

Granite countertops
Breakfast bar
$305 HOA

What this means for you Summary

Snapshot

This is a 3-bed/3.0-bath townhouse listed at $234k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $167k (28.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (16.5% below list).
Recommended offer: $167k (28.5% below list) — sets the bar for cash-flow.

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); 297 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 30 days — a 2% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
10 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $166,985 (28.5% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.83% ✗
Cap rate: 4.36%
Cash-on-cash: -6.91%
DSCR: 0.69
GRM: 10.0

CMA / ARV

ARV (median comp): $250,249
List price: $233,500
Delta: -6.69%
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
1625 Caleigh Ct	0.08mi	3/2.5	1,484 (0%)	14mo	$199,000	$134	83
1727 Jakes Dr	0.13mi	3/2.5	1,470 (-1%)	14mo	$239,900	$163	79
1728 Jakes Dr	0.14mi	3/2.5	1,470 (-1%)	14mo	$239,900	$163	78
1740 Jakes Dr	0.16mi	3/2.5	1,470 (-1%)	14mo	$239,900	$163	77
1763 Jakes Dr	0.19mi	3/2.5	1,470 (-1%)	14mo	$252,900	$172	76
1800 Jakes Dr	0.27mi	3/2.5	1,470 (-1%)	12mo	$252,900	$172	74
1810 Jakes Dr	0.29mi	3/2.5	1,470 (-1%)	14mo	$277,900	$189	71
1739 Jakes Dr	0.33mi	3/2.5	1,470 (-1%)	13mo	$252,900	$172	70
1764 Jakes Dr	0.33mi	3/2.5	1,470 (-1%)	13mo	$252,900	$172	70
1751 Jakes Dr	0.33mi	3/2.5	1,470 (-1%)	14mo	$252,900	$172	70
1765 Jakes Dr	0.33mi	3/2.5	1,470 (-1%)	14mo	$239,900	$163	69
1729 Jakes Dr	0.33mi	3/2.5	1,470 (-1%)	15mo	$239,900	$163	69

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: -28.8%
Equity multiple: 0.04×
Total profit: $-62,540
Equity at exit: $34,816

10-year hold

IRR: -30.5%
Equity multiple: -0.35×
Total profit: $-88,270
Equity at exit: $20,189

Cash invested: $65,380 (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 →

Active competition Active MLS

For sale now: 5 active
Median asking: $250,000 ($168/sqft)
Median days on market: 73 d
This list price: 20% of active listings are priced below it
ARV vs active asking: +0.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32444

Home prices YoY: -29.1%
Rents YoY: 2.5%
Active inventory: 297
Price-to-rent: 10.0×

Monthly cashflow live

Estimated rent: $1,950 high interval (Pro) →
Mortgage (P&I): −$1,224
Tax from tax record: −$290 /mo · $3,480/yr
Insurance: −$97
HOA: −$305
Lot rent: −$0
Vacancy / Maint / Mgmt: −$409
Net cashflow: $-377

Break-even live

Break-even rent $2,426

Max offer price $166,985

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-310	+0% $-377	+5% $-443	+10% $-509
Rent	-10% $-531	-5% $-454	+0% $-377	+5% $-300	+10% $-223
Rate	-1.0pp $-259	-0.5pp $-317	base $-377	+0.5pp $-437	+1.0pp $-499

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: $58,375
Closing costs: $7,005
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1660 Caleigh Ct Lynn Haven, FL	3.0	2.0	1537	$1,600	$1.04	6d	1	0.02mi
1614 Caleigh Ct Lynn Haven, FL	3.0	2.5	1484	$1,750	$1.18	6d	1	0.03mi
1611 Caleigh Ct Lynn Haven, FL	3.0	2.5	1500	$1,850	$1.23	6d	1	0.06mi
1609 Caleigh Ct Lynn Haven, FL	3.0	2.5	1500	$1,850	$1.23	6d	1	0.06mi
1713 Jakes Dr Panama City, FL	3.0	2.5	1576	$2,250	$1.43	6d	1	0.09mi
1736 Jakes Dr Panama City, FL	3.0	3.0	1459	$1,995	$1.37	6d	1	0.14mi
4512 Carla Ln Unit O Panama City, FL	3.0	2.0	1275	$1,395	$1.09	116d	1	0.65mi
2416 Camryns Xing Panama City, FL	4.0	2.0	1867	$2,100	$1.12	116d	1	0.67mi
738 E Pine Forest Dr Lynn Haven, FL	3.0	2.0	1344	$1,495	$1.11	6d	1	0.73mi
3727 Greentree Pl Panama City, FL	3.0	2.0	1417	$2,000	$1.41	6d	1	0.89mi
2305 Minnesota Ave Lynn Haven, FL	4.0	2.0	1692	$1,950	$1.15	109d	1	1.02mi
1307 Pennsylvania Ave Unit 1 Lynn Haven, FL	3.0	1.0	1256	$1,500	$1.19	109d	1	1.28mi
1418 New York Ave Unit New York Ave unit 1418 B Lynn Haven, FL	2.0	1.0	900	$1,295	$1.44	6d	1	1.43mi
2533 Johnson Dr Lynn Haven, FL	2.0	1.0	900	$1,200	$1.33	6d	1	1.44mi
2210 Hammock Square Dr Unit 306 Lynn Haven, FL	2.0	2.0	1049	$1,175	$1.12	6d	1	1.45mi

Property features AI

Finance

HOA & community: Property is part of an associationAssociation covers grounds maintenance and managementFees include accounting, ground keeping, and management

Exterior

Parking: Attached garage with 1 garage spaceDriveway with 2 parking spacesGarage door opener
Security: Smoke detector(s)
Utilities: Public waterPublic sewerElectric service
Home design: Townhome2 storiesBuilt in 2021
Construction: Composite shingle roofSiding (cement fiberboard/hardboard)Slab foundation
Exterior features: City street frontage on a paved roadPaved road accessLot is approximately 0.05 acresSubdivision: Landin's Landing

Interior

Kitchen: Kitchen on the first floorMicrowaveDishwasher
Bedrooms: 3 bedrooms (master suite located on the second level)
Flooring: Vinyl flooringCarpet
Bathrooms: 3 bathrooms total (2 full, 1 half)
Heating & cooling: Central heatingCentral air conditioningElectric heat controls
Interior features: Recessed lightingSmoke detector(s)
Laundry & utility: WasherDryer

Listing history 50 events

2026-09-24

days on market $233,500 Active 30 DOM
2026-09-22

days on market $233,500 Active 29 DOM
2026-09-20

days on market $233,500 Active 27 DOM
2026-09-19

days on market $233,500 Active 26 DOM
2026-09-18

days on market $233,500 Active 25 DOM
2026-09-17

days on market $233,500 Active 24 DOM
2026-09-16

days on market $233,500 Active 23 DOM
2026-09-15

days on market $233,500 Active 22 DOM
2026-09-14

days on market $233,500 Active 21 DOM
2026-09-13

days on market $233,500 Active 20 DOM
2026-09-12

days on market $233,500 Active 19 DOM
2026-09-11

days on market $233,500 Active 18 DOM
2026-09-05

days on market $233,500 Active 12 DOM
2026-09-04

days on market $233,500 Active 11 DOM
2026-09-03

days on market $233,500 Active 10 DOM
2026-08-30

days on market $233,500 Active 6 DOM
2026-08-29

days on market $233,500 Active 5 DOM
2026-08-28

days on market $233,500 Active 4 DOM
2026-08-27

days on market $233,500 Active 3 DOM
2026-08-26

days on market $233,500 Active 2 DOM
2026-08-25

pricedays on marketlisting id $233,500 Active 1 DOM
2026-08-16

days on market $229,900 Active 119 DOM
2026-08-15

days on market $229,900 Active 118 DOM
2026-08-14

days on market $229,900 Active 117 DOM
2026-08-13

days on market $229,900 Active 116 DOM
2026-08-12

days on market $229,900 Active 115 DOM
2026-08-11

days on market $229,900 Active 114 DOM
2026-08-10

days on market $229,900 Active 113 DOM
2026-08-09

days on market $229,900 Active 112 DOM
2026-08-08

days on market $229,900 Active 111 DOM
2026-08-07

days on market $229,900 Active 110 DOM
2026-08-06

days on market $229,900 Active 109 DOM
2026-08-05

days on market $229,900 Active 108 DOM
2026-08-04

days on market $229,900 Active 107 DOM
2026-08-03

pricedays on market $229,900 Active 106 DOM
2026-07-31

days on market $234,400 Active 105 DOM
2026-07-30

days on market $234,400 Active 104 DOM
2026-07-29

days on market $234,400 Active 103 DOM
2026-07-27

days on market $234,400 Active 101 DOM
2026-07-25

days on market $234,400 Active 99 DOM
2026-07-23

days on market $234,400 Active 97 DOM
2026-07-22

days on market $234,400 Active 96 DOM
2026-07-21

days on market $234,400 Active 95 DOM
2026-07-18

days on market $234,400 Active 92 DOM
2026-07-16

days on market $234,400 Active 90 DOM
2026-07-16

days on market $234,400 Active 89 DOM
2026-07-14

days on market $234,400 Active 88 DOM
2026-07-13

days on market $234,400 Active 87 DOM
2026-07-12

days on market $234,400 Active 86 DOM
2026-07-11

days on market $234,400 Active 85 DOM

ⓘ 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: $3,480 · $290/mo
Projected year-2 tax: $3,480 · $290/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 1/10 Low
🌡 Heat 10/10 Extreme 7 d/yr ≥105°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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $23,396
− Mortgage interest: −$13,080
− Property taxes: −$3,480
− Insurance: −$1,168
− Repairs & maintenance: −$1,872
− Management: −$1,872
− HOA: −$3,660
− Depreciation: −$6,793
Taxable loss: −$8,527

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,046
After-tax cash flow: $-2,472/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 Cosmetic rehab Est. rehab $7,420–$22,260 screening

This move-in ready townhome in Lynn Haven offers a good condition with minimal repairs needed. It's an excellent investment opportunity with high ROI potential.

Value-add opportunities

Both Painting the exterior — Enhances curb appeal and value ↑
Both Landscaping improvements — Enhances curb appeal and value ↑
Both New flooring in the bathrooms — Improves aesthetics and functionality ↑
Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Deer Point Elementary School C- FL #990/2,144 Nat'l #11,263/41,679 Middle Mowat Middle School C FL #254/571 Nat'l #3,460/14,009 High A. Crawford Mosley High School C- FL #148/667 Nat'l #4,893/17,239

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

A Composite livability gradescore 81/100

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 · 206,264 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: 10% of renters

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

+12189.5% since first listed

24 events — show timeline

2026-08-24 Listed $233,500 ECAR
2026-08-17 Listing Removed — CPARMLS
2026-08-03 Price Changed $229,900 CPARMLS
2026-08-03 Relisted — CPARMLS
2026-08-03 Listed $229,000 CPARMLS
2026-08-03 Listing Removed — CPARMLS
2026-08-01 Listing Removed — CPARMLS
2026-07-09 Relisted — CPARMLS
2026-05-12 Price Changed $234,400 CPARMLS
2026-04-15 Listed $239,000 CPARMLS
2025-08-07 Rental Removed $1,600 SHOWMOJO
2025-07-02 Listed for Rent $1,600 SHOWMOJO
2025-05-17 Rental Removed $1,750 APPFOLIO
2025-03-26 Listed for Rent $1,750 APPFOLIO
2025-02-27 Listing Removed — CPARMLS
2025-01-24 Price Changed $227,500 CPARMLS
2025-01-20 Price Changed $242,900 CPARMLS
2024-11-06 Listed $255,000 CPARMLS
2024-11-05 Listing Removed — CPARMLS
2024-08-07 Listed $264,900 CPARMLS
2024-01-13 Rental Removed $1,750 APPFOLIO
2024-01-04 Price Changed $1,750 APPFOLIO
2023-12-14 Price Changed $1,800 APPFOLIO
2023-12-01 Listed for Rent $1,900 APPFOLIO

Property tax history

+121.3%/yr

Latest (2025): $3,480 · +3.1% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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