1671 Caleigh Ct · Lynn Haven, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +15.0/15.0
- Cash flow +7.8/30.0
- Schools +5.2/10.0
- 1% rule +4.0/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Rent growth +3.1/5.0
- DSCR +1.9/10.0
- Appreciation +0.0/10.0
$229,900
1671 Caleigh Ct · Lynn Haven, FL 32444
3 bd · 3.0 ba · 1,484 sqft · SingleFamily
public records
· 111 Days on market
Built 2021
2,178 sqft lot
1-car garage
$155/sqft
· 33% below area
Est $341k · 33% under
$304/mo HOA · 15% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
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
- Private back porch
- Open and airy layout
- Lvp flooring
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath single-family listed at $230k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $185k (19.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (9.5% below list).
- Recommended offer: $185k (19.4% below list) — sets the bar for cash-flow.
- Cap rate 5.0% vs local median 3.8% 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); 251 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 111 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
- 6 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
$185,373
(19.4% 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?
- It's been on market 111 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- 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
- 0.90% ✗
- Cap rate
- 4.98%
- Cash-on-cash
- -4.70%
- DSCR
- 0.79
- GRM
- 9.2
CMA / ARV
- ARV (median comp)
- $341,037
- List price
- $229,900
- Delta
- -32.59%
- Verdict
- UNDERPRICED
- 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 | 0.11mi | 3/2.5 | 1,484 (0%) | 12mo | $252,900 | $170 | 83 |
| 1715 Glencoe Dr | 0.54mi | 3/2.0 | 1,526 (+3%) | 2mo | $310,000 | $203 | 65 |
| 1604 E 13th Plz | 0.63mi | 4/2.0 (+1) | 1,524 (+3%) | 5mo | $335,000 | $220 | 53 |
| 2102 Willow Bend Ln | 0.71mi | 3/2.0 | 1,566 (+6%) | 1mo | $329,900 | $211 | 53 |
| 1707 Scarlett Blvd | 0.68mi | 3/2.0 | 1,506 (+2%) | 12mo | $299,000 | $199 | 52 |
| 1809 Bowman Ln | 0.74mi | 3/2.0 | 1,514 (+2%) | 10mo | $331,000 | $219 | 50 |
| 710 E Pine Forest Dr | 0.73mi | 3/2.0 | 1,352 (-9%) | 2mo | $267,000 | $197 | 45 |
| 1304 Delaware Ave | 0.69mi | 3/2.0 | 1,352 (-9%) | 6mo | $275,000 | $203 | 44 |
| 1801 Scarlett Blvd | 0.67mi | 3/2.0 | 1,346 (-9%) | 7mo | $295,000 | $219 | 44 |
| 1602 Mississippi Ave | 0.62mi | 3/2.0 | 1,335 (-10%) | 10mo | $255,000 | $191 | 42 |
| 1705 Rhett Pl | 0.61mi | 4/3.0 (+1) | 1,635 (+10%) | 12mo | $333,500 | $204 | 40 |
| 1815 Rhett Pl | 0.58mi | 3/2.0 | 1,263 (-15%) | 6mo | $280,000 | $222 | 39 |
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
- -24.8%
- Equity multiple
- 0.16×
- Total profit
- $-54,088
- Equity at exit
- $34,279
10-year hold
- IRR
- -21.9%
- Equity multiple
- -0.10×
- Total profit
- $-70,941
- Equity at exit
- $19,878
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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 22 active · 17 under contract
- Months of supply
- 6.6 mo (15%/mo absorbed)
- Median asking
- $322,500 ($205/sqft)
- Median days on market
- 66 d
- This list price
- 9% of active listings are priced below it
- ARV vs active asking
- +11.9% above 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
- 251
- Price-to-rent
- 9.2×
Monthly cashflow live
↻
- Estimated rent
- $2,080 high interval (Pro) →
- Mortgage (P&I)
- −$1,206
- Tax from tax record
- −$290 /mo · $3,480/yr
- Insurance
- −$96
- HOA
- −$304
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$437
- Net cashflow
- $-252
Break-even live
Break-even rent
$2,399
Max offer price
$185,373
Occupancy floor
—
Sensitivity live
| Price | -10% $-122 | -5% $-187 | +0% $-252 | +5% $-317 | +10% $-382 |
|---|---|---|---|---|---|
| Rent | -10% $-416 | -5% $-334 | +0% $-252 | +5% $-170 | +10% $-88 |
| Rate | -1.0pp $-136 | -0.5pp $-194 | base $-252 | +0.5pp $-312 | +1.0pp $-372 |
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
- 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 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 | 70d | 1 | 0.31mi |
| 4512 Carla Ln Unit O Panama City, FL | 3.0 | 2.0 | 1275 | $1,395 | $1.09 | 70d | 1 | 0.65mi |
| 2416 Camryns Xing Panama City, FL | 4.0 | 2.0 | 1867 | $2,100 | $1.12 | 70d | 1 | 0.67mi |
| 2305 Minnesota Ave Lynn Haven, FL | 4.0 | 2.0 | 1692 | $1,950 | $1.15 | 62d | 1 | 1.02mi |
| 1307 Pennsylvania Ave Unit 1 Lynn Haven, FL | 3.0 | 1.0 | 1256 | $1,500 | $1.19 | 62d | 1 | 1.28mi |
Property features AI
Finance
- Other
- Zoned residential multi-family
- Financial info
- Has land leaseCurrent lease expires 2026-05-18
- HOA & community
- Homeowners association present
Exterior
- Parking
- 1-car garageAdditional parking
- Utilities
- Electricity availablePublic sewer
- Home design
- 2-story multi-family residence
- Construction
- HardiPlank exteriorComposition/shingle roof
- Exterior features
- Covered porchPatioPartial fencingPaved lotCity street frontagePublicly maintained road
Interior
- Kitchen
- Electric cooktopElectric oven
- Bedrooms
- Two upstairs bedroomsUpstairs primary bedroom
- Bathrooms
- 2 full bathrooms1 half bathroom
- Heating & cooling
- Central electric heating
- Interior features
- Interior steps
Listing history 50 events
-
2026-08-08days on market $229,900 Active 111 DOM
-
2026-08-07days on market $229,900 Active 110 DOM
-
2026-08-06days on market $229,900 Active 109 DOM
-
2026-08-05days on market $229,900 Active 108 DOM
-
2026-08-04days on market $229,900 Active 107 DOM
-
2026-08-03pricedays on market $229,900 Active 106 DOM
-
2026-07-31days on market $234,400 Active 105 DOM
-
2026-07-30days on market $234,400 Active 104 DOM
-
2026-07-29days on market $234,400 Active 103 DOM
-
2026-07-27days on market $234,400 Active 101 DOM
-
2026-07-25days on market $234,400 Active 99 DOM
-
2026-07-23days on market $234,400 Active 97 DOM
-
2026-07-22days on market $234,400 Active 96 DOM
-
2026-07-21days on market $234,400 Active 95 DOM
-
2026-07-18days on market $234,400 Active 92 DOM
-
2026-07-16days on market $234,400 Active 90 DOM
-
2026-07-16days on market $234,400 Active 89 DOM
-
2026-07-14days on market $234,400 Active 88 DOM
-
2026-07-13days on market $234,400 Active 87 DOM
-
2026-07-12days on market $234,400 Active 86 DOM
-
2026-07-11days on market $234,400 Active 85 DOM
-
2026-07-10days on market $234,400 Active 84 DOM
-
2026-07-07days on market $234,400 Active 83 DOM
-
2026-07-06days on market $234,400 Active 82 DOM
-
2026-07-05days on market $234,400 Active 81 DOM
-
2026-07-04days on market $234,400 Active 80 DOM
-
2026-07-03days on market $234,400 Active 79 DOM
-
2026-07-02days on market $234,400 Active 78 DOM
-
2026-07-01days on market $234,400 Active 77 DOM
-
2026-06-30days on market $234,400 Active 76 DOM
-
2026-06-29days on market $234,400 Active 75 DOM
-
2026-06-28days on market $234,400 Active 74 DOM
-
2026-06-28days on market $234,400 Active 73 DOM
-
2026-06-27days on market $234,400 Active 72 DOM
-
2026-06-25days on market $234,400 Active 70 DOM
-
2026-06-23days on market $234,400 Active 68 DOM
-
2026-06-21days on market $234,400 Active 67 DOM
-
2026-06-19days on market $234,400 Active 65 DOM
-
2026-06-18days on market $234,400 Active 64 DOM
-
2026-06-17days on market $234,400 Active 63 DOM
-
2026-06-16days on market $234,400 Active 62 DOM
-
2026-06-15days on market $234,400 Active 61 DOM
-
2026-06-14days on market $234,400 Active 59 DOM
-
2026-06-13days on market $234,400 Active 58 DOM
-
2026-06-10days on market $234,400 Active 56 DOM
-
2026-06-09days on market $234,400 Active 55 DOM
-
2026-06-08days on market $234,400 Active 54 DOM
-
2026-06-07days on market $234,400 Active 53 DOM
-
2026-06-05days on market $234,400 Active 50 DOM
-
2026-06-03days on market $234,400 Active 49 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
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $24,962
- − Mortgage interest
- −$12,878
- − Property taxes
- −$3,480
- − Insurance
- −$1,150
- − Repairs & maintenance
- −$1,997
- − Management
- −$1,997
- − HOA
- −$3,648
- − Depreciation
- −$6,688
- Taxable loss
- −$6,875
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,650
- After-tax cash flow
- $-1,375/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
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
- 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 |
|
||
| Insurance | 2 | $17B |
|
||
| Retail | 1 | $60B |
|
||
| Technology Distribution | 1 | $58B |
|
||
| Homebuilding | 1 | $35B |
|
||
| Technology Manufacturing | 1 | $35B |
|
||
Price history
+12236.8% since first listed16 events — show timeline
- 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%/yrLatest (2025): $3,480 · +3.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…