1671 Caleigh Ct · Lynn Haven, FL 32444

$234,400

3 bd · 3.0 ba · 1,484 sqft · SingleFamily public records · 65 Days on market

Built 2021 Good condition 2,178 sqft lot $158/sqft · 31% below area Est $340k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. The two additional bedrooms and full bathroom are located on the opposite side of the stairs for added privacy. The laundry area is also upstairs for easy access. The HOA fee includes yard care and exterior building maintenance including quarterly power washing, offering low-maintenance ownership. Ideally located near shopping, dining, and everyday conveniences, this home offers both comfort and location.

Key facts

• Private back porch
• Open and airy layout
• Lvp flooring

Tags

• OPEN AND AIRY LAYOUT
• LVP FLOORING
• STAINLESS STEEL APPLIANCES
• PRIVATE BACK PORCH
• WALK IN CLOSET
• ENSUITE BATHROOM

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $26 ($318/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 $208k (11.3% below list).
• Recommended offer: $208k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rents rising (+2.5%/yr); 196 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 65 days — a 6% lower offer ($220k) 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 $208,017 (11.3% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $340,079
• List price: $234,400
• Delta: -31.07%
• 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%)	10mo	$252,900	$170	84
1749 Jakes Dr	0.16mi	3/2.5	1,459 (-2%)	13mo	$245,000	$168	77
1731 Jakes Dr	0.33mi	3/2.5	1,484 (0%)	12mo	$235,000	$158	72
1721 Jakes Dr	0.33mi	3/2.5	1,484 (0%)	15mo	$235,000	$158	70
4131 Highway 389	0.40mi	3/2.0	1,540 (+4%)	22mo	$295,000	$192	53
1603 E 40th Pl	0.61mi	3/2.0	1,488 (+0%)	20mo	$196,000	$132	51
604 Redbird St	0.60mi	3/2.0	1,512 (+2%)	19mo	$291,000	$192	48
164 Derby Woods Dr	0.69mi	3/2.0	1,520 (+2%)	20mo	$324,000	$213	43
1601 Wyoming Ave	0.49mi	4/2.0 (+1)	1,554 (+5%)	23mo	$285,000	$183	42
1705 Rhett Pl	0.61mi	4/3.0 (+1)	1,635 (+10%)	10mo	$333,500	$204	41
1311 Wyoming Ave	0.70mi	3/2.0	1,390 (-6%)	22mo	$300,000	$216	34
1714 Scarlett Blvd	0.70mi	3/2.0	1,302 (-12%)	22mo	$417,000	$320	25

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-37,268
• Equity at exit: $34,950

10-year hold

• IRR: -8.5%
• Equity multiple: 0.48×
• Total profit: $-34,225
• Equity at exit: $20,267

Cash invested: $65,632 (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: 196
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,229
• Tax from tax record: −$290 /mo · $3,480/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $26

Break-even live

Break-even rent $2,047

Max offer price $234,400

Occupancy floor 94%

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: $58,600
• Closing costs: $7,032
• 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	21d	1	0.31mi
4512 Carla Ln Unit O Panama City, FL	3.0	2.0	1275	$1,395	$1.09	21d	1	0.65mi
2416 Camryns Xing Panama City, FL	4.0	2.0	1867	$2,100	$1.12	21d	1	0.67mi
2305 Minnesota Ave Lynn Haven, FL	4.0	2.0	1692	$1,950	$1.15	13d	1	1.02mi
1307 Pennsylvania Ave Unit 1 Lynn Haven, FL	3.0	1.0	1256	$1,500	$1.19	13d	1	1.28mi

Listing history 33 events

1. 2026-06-19
   days on market $234,400 Active 65 DOM
2. 2026-06-18
   days on market $234,400 Active 64 DOM
3. 2026-06-17
   days on market $234,400 Active 63 DOM
4. 2026-06-16
   days on market $234,400 Active 62 DOM
5. 2026-06-15
   days on market $234,400 Active 61 DOM
6. 2026-06-14
   days on market $234,400 Active 59 DOM
7. 2026-06-13
   days on market $234,400 Active 58 DOM
8. 2026-06-10
   days on market $234,400 Active 56 DOM
9. 2026-06-09
   days on market $234,400 Active 55 DOM
10. 2026-06-08
    days on market $234,400 Active 54 DOM
11. 2026-06-07
    days on market $234,400 Active 53 DOM
12. 2026-06-05
    days on market $234,400 Active 50 DOM
13. 2026-06-03
    days on market $234,400 Active 49 DOM
14. 2026-06-02
    days on market $234,400 Active 48 DOM
15. 2026-06-01
    days on market $234,400 Active 47 DOM
16. 2026-05-31
    days on market $234,400 Active 46 DOM
17. 2026-05-30
    days on market $234,400 Active 45 DOM
18. 2026-05-12
    price $234,400 1051-char remark

    Show marketing remark (1051 chars)

    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. The two additional bedrooms and full bathroom are located on the opposite side of the stairs for added privacy. The laundry area is also upstairs for easy access. The HOA fee includes yard care and exterior building maintenance including quarterly power washing, offering low-maintenance ownership. Ideally located near shopping, dining, and everyday conveniences, this home offers both comfort and location.

19. 2026-04-15
    listed $239,000 Active 1051-char remark

    Show marketing remark (1051 chars)

    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. The two additional bedrooms and full bathroom are located on the opposite side of the stairs for added privacy. The laundry area is also upstairs for easy access. The HOA fee includes yard care and exterior building maintenance including quarterly power washing, offering low-maintenance ownership. Ideally located near shopping, dining, and everyday conveniences, this home offers both comfort and location.

20. 2025-08-07
    historical $1,600
21. 2025-07-02
    listed $1,600
22. 2025-05-17
    historical $1,750
23. 2025-03-26
    listed $1,750
24. 2025-02-27
    historical
25. 2025-01-24
    price $227,500
26. 2025-01-20
    price $242,900
27. 2024-11-06
    listed $255,000 Active
28. 2024-11-05
    historical
29. 2024-08-07
    listed $264,900 Active
30. 2024-01-13
    historical $1,750
31. 2024-01-04
    price $1,750
32. 2023-12-14
    price $1,800
33. 2023-12-01
    listed $1,900

ⓘ 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 4/10 Moderate
• 🌡 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

Taxation est. · year 1

• Rental income: $24,962
• − Mortgage interest: −$13,130
• − Property taxes: −$3,480
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$6,819
• Taxable loss: −$3,633
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $1,189/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

+12236.8% since first listed

16 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%/yr

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