7157 Fox Meadow Drive Dr · Callaway, FL 32404

$263,352

3 bd · 2.0 ba · 1,317 sqft · Land · 35 Days on market

Built 2025 3,790 sqft lot $200/sqft · at area comps Est $263k · at est.

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This Brand-new construction 1,317 square foot home features a cozy floor plan, knock out ceilings in the family room and master bedroom. The kitchen features stainless-steel appliances, granite countertops and a breakfast bar. This model features cortec pro plus flooring in all formal and wet areas. This community is approximately 9 miles from Tyndall Air Force base, 22 miles from Mexico beach, and 22 miles from Panama City beach. Come and experience the difference with Adams Homes.

Key facts

• 3,790 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• HOA & community: Homeowners association (HOA) present; Short-term rentals allowed in the community

Exterior

• Parking: 2-car garage with garage door opener
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Electricity available; Public sewer
• Home design: Single-story home; New construction; Zoned for single-family residential
• Construction: Vinyl siding with wood frame construction; Composition/shingle roof
• Exterior features: Covered and open porch/patio; Patio; Porch; Sprinkler system; City street frontage; Publicly maintained road

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor (two bedrooms listed; all bedrooms on first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Kerosene heating; Central air conditioning; Ceiling fans
• Interior features: Double-pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $263k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (35.9% below list).
• Recommended offer: $169k (35.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#690 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools 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.
• Market conditions: Rents rising (+1.1%/yr); 969 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 35 days — a 3% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $168,750 (35.9% 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 35 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $263,122
• List price: $263,352
• Delta: 0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -32.3%
• Equity multiple: -0.04×
• Total profit: $-76,790
• Equity at exit: $39,267

10-year hold

• IRR: -49.8%
• Equity multiple: -0.61×
• Total profit: $-119,072
• Equity at exit: $22,770

Cash invested: $73,739 (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: 969
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,381
• Tax est. 1.5%: −$329 /mo · $3,950/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-487

Break-even live

Break-even rent $2,304

Max offer price $192,905

Occupancy floor —

Sensitivity live

Price	-10% $-305	-5% $-396	+0% $-487	+5% $-578	+10% $-669
Rent	-10% $-620	-5% $-553	+0% $-487	+5% $-420	+10% $-354
Rate	-1.0pp $-354	-0.5pp $-420	base $-487	+0.5pp $-555	+1.0pp $-625

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: $65,838
• Closing costs: $7,901
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 Nelle Ave Panama City, FL	3.0	2.0	1294	$1,690	$1.31	21d	1	0.72mi
291 Sukoshi Dr Unit A Panama City, FL	2.0	1.5	918	$1,495	$1.63	21d	1	0.91mi
7006 Lois St Unit B Panama City, FL	2.0	1.0	1000	$1,000	$1.00	21d	1	0.93mi
285 Sukoshi Dr Unit C Panama City, FL	2.0	1.5	916	$1,250	$1.36	13d	1	0.94mi
211 Sukoshi Dr Panama City, FL	3.0	2.0	1512	$1,900	$1.26	21d	1	0.95mi
116 Christie Ln Panama City, FL	3.0	2.0	1092	$1,550	$1.42	21d	1	0.99mi
175 N Berthe Ave Panama City, FL	4.0	2.0	1498	$2,195	$1.47	13d	1	1.00mi
163 Lauren Ln Panama City, FL	4.0	2.0	1731	$2,300	$1.33	21d	1	1.02mi
168 N Comet Ave Panama City, FL	2.0	2.0	950	$1,100	$1.16	21d	1	1.14mi
6121 Harvey St Unit 8 Panama City, FL	2.0	1.5	1200	$1,050	$0.88	21d	1	1.17mi
6121 Harvey St Apt 16 Panama City, FL	2.0	1.5	1000	$1,090	$1.09	21d	1	1.17mi
6101 Harvey St #3 Panama City, FL	2.0	1.5	1108	$1,050	$0.95	21d	1	1.19mi
5817 Jasmine Ct Panama City, FL	4.0	2.5	1633	$2,000	$1.22	13d	1	1.27mi
6724 Chipewa St Unit 6724 Panama City, FL	2.0	1.0	1000	$1,125	$1.12	13d	1	1.29mi
229 Callaway Chase Ln Panama City, FL	3.0	2.5	1200	$1,650	$1.38	13d	1	1.34mi
420 Raven Ln Panama City, FL	3.0	2.0	1251	$1,750	$1.40	21d	1	1.37mi

Listing history 3 events

1. 2026-05-30
   status $263,352 Pending 35 DOM
2. 2026-04-26
   price $263,352 487-char remark
3. 2026-04-24
   listed $260,852 Active 487-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,250
• − Mortgage interest: −$14,752
• − Property taxes: −$3,950
• − Insurance: −$1,317
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$7,661
• Taxable loss: −$10,670
• Est. tax savings @ 24.0%: +$2,561
• After-tax cash flow: $-3,281/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 — Callaway

• Score: 64/100
• State rank: #690
• US rank: #14384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Callaway, FL
• County: Bay County · 163,593 people
• 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

+1.0% since first listed

3 events — show timeline

• 2026-05-29 Pending — CPARMLS
• 2026-04-26 Price Changed $263,352 CPARMLS
• 2026-04-24 Listed $260,852 CPARMLS