1022 Bradley Cir · Lynn Haven, FL 32444

$185,000

2 bd · 2.0 ba · 1,028 sqft · SingleFamily public records · 91 Days on market

Built 1984 $180/sqft · 6% above area Est $174k · 6% over

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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).

• Cash flow +15.0/30.0
• ARV discount +4.8/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come discover this beautifully updated duplex in the heart of highly sought-after Lynn Haven. Offering two bedrooms and two bathrooms, this property is perfect as a primary residence or a strong investment opportunity. Completely remodeled in February 2022, the home features luxury vinyl plank flooring, quartz kitchen countertops, updated appliances, and stylish modern finishes throughout. Major upgrades include a new roof (2018), HVAC system (2022), and hot water heater (2025), providing peace of mind and comfort for years to come. The HVAC system is maintained under a bi-annual service contract, and the property receives quarterly pest control, ensuring it remains well maintained. Unit is currently tenant-occupied through November 2026, making it an excellent turnkey investment opportunity.

Key facts

• Hot water heater
• New cabinets
• New a/c

Tags

• DUPLEX
• COMPLETELY REMOLDED
• NEW ROOF
• NEW A/C
• HOT WATER HEATER
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $56 ($675/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 $163k (12.0% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 198 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 91 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $153k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,837 (12.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.88% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $174,456
• List price: $185,000
• Delta: 6.04%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4008 Woodridge Rd	0.37mi	3/2.0 (+1)	1,064 (+4%)	7mo	$205,000	$193	66
2731 Ravenwood Ct	0.37mi	3/2.0 (+1)	1,150 (+12%)	8mo	$280,000	$243	52

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-27,184
• Equity at exit: $27,584

10-year hold

• IRR: -6.9%
• Equity multiple: 0.57×
• Total profit: $-22,261
• Equity at exit: $15,995

Cash invested: $51,800 (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: 198
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$970
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $56

Break-even live

Break-even rent $1,557

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $161	-5% $109	+0% $56	+5% $4	+10% $-48
Rent	-10% $-72	-5% $-8	+0% $56	+5% $121	+10% $185
Rate	-1.0pp $149	-0.5pp $103	base $56	+0.5pp $8	+1.0pp $-40

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Bradford Cir Unit 1019 Lynn Haven, FL	2.0	1.0	810	$1,225	$1.51	22d	1	0.05mi
1125 Bradley Cir Lynn Haven, FL	3.0	2.0	1190	$1,850	$1.55	14d	1	0.10mi
3900 Arbor Trace Dr Lynn Haven, FL	2.0–3.0	2.0	1520	$1,634	$1.07	14d	34	0.36mi
3938 Solano Rd Unit 3938 Panama City, FL	3.0	2.5	1450	$1,800	$1.24	22d	1	0.44mi
3502 Jenks Ave Panama City, FL	1.0–3.0	1.0–2.0	1176	$1,624	$1.38	14d	24	0.52mi
1409 Florida Ave Lynn Haven, FL	2.0	1.0	800	$1,276	$1.59	22d	1	1.32mi
2950 Harrison Ave Panama City, FL	1.0–3.0	1.0–2.0	1199	$1,524	$1.27	22d	6	1.33mi
2870 Harrison Ave Panama City, FL	1.0–3.0	1.0–2.0	1230	$1,540	$1.25	22d	1	1.34mi
1307 Pennsylvania Ave Unit 1 Lynn Haven, FL	3.0	1.0	1256	$1,500	$1.19	14d	1	1.48mi
3100 Sweetbay Ave Panama City, FL	1.0–3.0	1.0–2.0	957	$1,799	$1.88	14d	26	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $185,000 Active 91 DOM
2. 2026-06-19
   days on market $185,000 Active 89 DOM
3. 2026-06-18
   days on market $185,000 Active 88 DOM
4. 2026-06-17
   days on market $185,000 Active 87 DOM
5. 2026-06-16
   days on market $185,000 Active 86 DOM
6. 2026-06-15
   days on market $185,000 Active 85 DOM
7. 2026-06-14
   days on market $185,000 Active 83 DOM
8. 2026-06-13
   days on market $185,000 Active 82 DOM
9. 2026-06-10
   days on market $185,000 Active 80 DOM
10. 2026-06-09
    days on market $185,000 Active 79 DOM
11. 2026-06-08
    days on market $185,000 Active 78 DOM
12. 2026-06-07
    days on market $185,000 Active 77 DOM
13. 2026-06-05
    days on market $185,000 Active 74 DOM
14. 2026-06-03
    days on market $185,000 Active 73 DOM
15. 2026-06-02
    days on market $185,000 Active 72 DOM
16. 2026-06-01
    days on market $185,000 Active 71 DOM
17. 2026-05-31
    days on market $185,000 Active 70 DOM
18. 2026-05-30
    days on market $185,000 Active 69 DOM
19. 2026-03-30
    status Active 803-char remark

    Show marketing remark (803 chars)

    Come discover this beautifully updated duplex in the heart of highly sought-after Lynn Haven. Offering two bedrooms and two bathrooms, this property is perfect as a primary residence or a strong investment opportunity. Completely remodeled in February 2022, the home features luxury vinyl plank flooring, quartz kitchen countertops, updated appliances, and stylish modern finishes throughout. Major upgrades include a new roof (2018), HVAC system (2022), and hot water heater (2025), providing peace of mind and comfort for years to come. The HVAC system is maintained under a bi-annual service contract, and the property receives quarterly pest control, ensuring it remains well maintained. Unit is currently tenant-occupied through November 2026, making it an excellent turnkey investment opportunity.

20. 2026-03-22
    historical 803-char remark

    Show marketing remark (803 chars)

    Come discover this beautifully updated duplex in the heart of highly sought-after Lynn Haven. Offering two bedrooms and two bathrooms, this property is perfect as a primary residence or a strong investment opportunity. Completely remodeled in February 2022, the home features luxury vinyl plank flooring, quartz kitchen countertops, updated appliances, and stylish modern finishes throughout. Major upgrades include a new roof (2018), HVAC system (2022), and hot water heater (2025), providing peace of mind and comfort for years to come. The HVAC system is maintained under a bi-annual service contract, and the property receives quarterly pest control, ensuring it remains well maintained. Unit is currently tenant-occupied through November 2026, making it an excellent turnkey investment opportunity.

21. 2026-03-19
    listed $190,000 Active 803-char remark

    Show marketing remark (803 chars)

    Come discover this beautifully updated duplex in the heart of highly sought-after Lynn Haven. Offering two bedrooms and two bathrooms, this property is perfect as a primary residence or a strong investment opportunity. Completely remodeled in February 2022, the home features luxury vinyl plank flooring, quartz kitchen countertops, updated appliances, and stylish modern finishes throughout. Major upgrades include a new roof (2018), HVAC system (2022), and hot water heater (2025), providing peace of mind and comfort for years to come. The HVAC system is maintained under a bi-annual service contract, and the property receives quarterly pest control, ensuring it remains well maintained. Unit is currently tenant-occupied through November 2026, making it an excellent turnkey investment opportunity.

22. 2025-08-07
    historical $1,400
23. 2025-07-02
    listed $1,400
24. 2023-11-11
    historical
25. 2023-10-15
    listed
26. 2022-04-11
    soldstatus $153,050
27. 2022-04-07
    soldstatus $153,050 Closed 366-char remark

    Show marketing remark (366 chars)

    Please submit highest & best offers by 5:00pm 03/02/2022. Great investment property! Interior features 2 large bedrooms, 2 bathrooms, kitchen with breakfast bar, dining area with sliding glass doors to back yard, & new LVP flooring throughout. Exterior features new roof since hurricane Michael. Currently tenant occupied with a lease until July 2022.

28. 2022-03-04
    status Pending 366-char remark

    Show marketing remark (366 chars)

    Please submit highest & best offers by 5:00pm 03/02/2022. Great investment property! Interior features 2 large bedrooms, 2 bathrooms, kitchen with breakfast bar, dining area with sliding glass doors to back yard, & new LVP flooring throughout. Exterior features new roof since hurricane Michael. Currently tenant occupied with a lease until July 2022.

29. 2022-02-28
    listed $150,000 Active 366-char remark

    Show marketing remark (366 chars)

    Please submit highest & best offers by 5:00pm 03/02/2022. Great investment property! Interior features 2 large bedrooms, 2 bathrooms, kitchen with breakfast bar, dining area with sliding glass doors to back yard, & new LVP flooring throughout. Exterior features new roof since hurricane Michael. Currently tenant occupied with a lease until July 2022.

ⓘ 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: $2,195 · $183/mo
• Projected year-2 tax: $2,195 · $183/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 22 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: $19,540
• − Mortgage interest: −$10,363
• − Property taxes: −$2,195
• − Insurance: −$925
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,382
• Taxable loss: −$2,451
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $1,263/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

• 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

+26.7% since first listed

11 events — show timeline

• 2026-03-30 Relisted — CPARMLS
• 2026-03-22 Listing Removed — CPARMLS
• 2026-03-19 Listed $190,000 CPARMLS
• 2025-08-07 Rental Removed $1,400 SHOWMOJO
• 2025-07-02 Listed for Rent $1,400 SHOWMOJO
• 2023-11-11 Rental Removed — BUILDIUM
• 2023-10-15 Listed for Rent — BUILDIUM
• 2022-04-11 Sold (Public Records) $153,050 Public Records
• 2022-04-07 Sold (MLS) $153,050 CPARMLS
• 2022-03-04 Pending — CPARMLS
• 2022-02-28 Listed $150,000 CPARMLS

Property tax history

+10.1%/yr

Latest (2025): $2,195 · +8.8% YoY. Source: county tax records.