8804 Fremar Ave · Lynn Haven, FL 32409

$50,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 36 Days on market

Built 2001 ↓ 29% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller extremely motivated and will consider all offers! Well maintained 3/2 double wide with plenty of country living. Nice outside shed, porch , interior is in good condition and would make a great investment or first time home buyer and investment property.

Key facts

• Built 2001
• Listed 35 days

Property features AI

Exterior

• Home design: Single-family property built in 2001
• Construction: Built in 2001
• Exterior features: Located in the Silvernail Heights subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.0% 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: 299 active listings in the ZIP; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (9.1% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.
• Current owner paid $37k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.61% ✓
• Cap rate: 32.99%
• Cash-on-cash: 95.34%
• DSCR: 5.24
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $156,672
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3706 Doe Run	0.51mi	3/2.0	1,152 (0%)	18mo	$60,000	$52	61
9025 Resota Beach Rd	0.30mi	3/2.0	1,216 (+6%)	21mo	$165,000	$136	59
3531 Long Rd	0.52mi	3/2.0	1,216 (+6%)	21mo	$270,000	$222	49
9303 Gobbler Cir	0.63mi	3/2.0	1,296 (+12%)	20mo	$128,000	$99	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.78×
• Total profit: $94,973
• Equity at exit: $41,732

10-year hold

• IRR: 99.5%
• Equity multiple: 16.95×
• Total profit: $223,330
• Equity at exit: $86,692

Cash invested: $14,000 (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 32409

• Home prices YoY: 2.4%
• Active inventory: 299
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1,112

Break-even live

Break-even rent $399

Max offer price $50,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,141	-5% $1,126	+0% $1,112	+5% $1,098	+10% $1,084
Rent	-10% $970	-5% $1,041	+0% $1,112	+5% $1,184	+10% $1,255
Rate	-1.0pp $1,138	-0.5pp $1,125	base $1,112	+0.5pp $1,099	+1.0pp $1,086

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $50,000 Active 36 DOM
2. 2026-06-18
   days on market $50,000 Active 35 DOM
3. 2026-06-17
   days on market $50,000 Active 34 DOM
4. 2026-06-16
   days on market $50,000 Active 33 DOM
5. 2026-06-15
   days on market $50,000 Active 32 DOM
6. 2026-06-14
   days on market $50,000 Active 30 DOM
7. 2026-06-13
   days on market $50,000 Active 29 DOM
8. 2026-06-10
   days on market $50,000 Active 27 DOM
9. 2026-06-09
   days on market $50,000 Active 26 DOM
10. 2026-06-08
    days on market $50,000 Active 25 DOM
11. 2026-06-07
    days on market $50,000 Active 24 DOM
12. 2026-06-05
    days on market $50,000 Active 21 DOM
13. 2026-06-03
    days on market $50,000 Active 20 DOM
14. 2026-06-02
    days on market $50,000 Active 19 DOM
15. 2026-06-01
    days on market $50,000 Active 18 DOM
16. 2026-05-31
    days on market $50,000 Active 17 DOM
17. 2026-05-30
    days on market $50,000 Active 16 DOM
18. 2026-05-15
    listed $50,000 Active 201-char remark
19. 2021-12-14
    historical
20. 2013-08-17
    soldstatus $37,000

    Show marketing remark (260 chars)

    Seller extremely motivated and will consider all offers! Well maintained 3/2 double wide with plenty of country living. Nice outside shed, porch , interior is in good condition and would make a great investment or first time home buyer and investment property.

21. 2013-07-24
    listed $42,900

    Show marketing remark (260 chars)

    Seller extremely motivated and will consider all offers! Well maintained 3/2 double wide with plenty of country living. Nice outside shed, porch , interior is in good condition and would make a great investment or first time home buyer and investment property.

22. 2006-09-14
    soldstatus $76,100
23. 2006-08-25
    soldstatus $76,100
24. 2006-07-10
    listed $79,500
25. 2005-10-28
    listed $79,900
26. 2005-01-11
    soldstatus $70,000

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $415 · $35/mo
• Expected delta: +$27/yr (+$2/mo · 6.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 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: $21,687
• − Mortgage interest: −$2,801
• − Property taxes: −$388
• − Insurance: −$250
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$1,455
• Taxable income: $13,324
• Est. tax owed @ 24.0%: −$3,198
• After-tax cash flow: $10,150/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 — 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

• City population: 21,459
• Population (ZIP): 10,941

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · Spanish 4% 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: ▲ 9.08%
• Current HPI: 391.06
• Rent YoY: —
• Metro: —
• 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

-28.6% since first listed

9 events — show timeline

• 2026-05-15 Listed $50,000 FSBO.com
• 2021-12-14 Listing Removed — CPARMLS
• 2013-08-17 Sold (MLS) $37,000 CPARMLS
• 2013-07-24 Listed $42,900 CPARMLS
• 2006-09-14 Sold (Public Records) $76,100 Public Records
• 2006-08-25 Sold (MLS) $76,100 CPARMLS
• 2006-07-10 Listed $79,500 CPARMLS
• 2005-10-28 Listed $79,900 CPARMLS
• 2005-01-11 Sold (Public Records) $70,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $388 · +7.0% YoY. Source: county tax records.