COM1670-608 Plan · Callaway, FL 32404

$96,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 216 Days on market

Good condition $616/mo HOA · 38% of rent

---

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
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• 1% rule +2.4/10.0
• Cash flow +1.6/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

2026 Sunshine | COM1670-608 | 3 Bed / 2 Bath | 1,045 Sq Ft Brand new and move-in ready, this 2026 Sunshine singlewide is the perfect combination of modern style and smart, efficient living. Spanning 1,045 square feet across a 16' × 66' layout, this 3-bedroom, 2-bathroom home is thoughtfully designed to feel open, comfortable, and anything but ordinary. Step inside to a bright, open floorplan where the living room, dining, and kitchen flow seamlessly together - perfect for everyday living and entertaining alike. The showstopping entertainment wall features a built-in electric fireplace that adds warmth and ambiance without the hassle.

Key facts

• Soft-close cabinets
• Open floorplan
• Entertainment wall

Tags

• OPEN FLOORPLAN
• ENTERTAINMENT WALL
• BUILT-IN ELECTRIC FIREPLACE
• STAINLESS STEEL APPLIANCES
• SOFT-CLOSE CABINETS
• LARGE COVERED DECK

🏗️ New construction. The $96,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $221,740.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-857 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.7% vs local median 4.6% in Callaway — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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+, amenities F, 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: Parker Elementary School (math 24% / reading 32%, grade F, #1,951 of 2,144 statewide, top 91%, 496 students, 74% FRL); Rutherford High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 1,337 students, 63% FRL) — zoned schools average 69% FRL vs 48% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 51% district-wide (-24 pts) — the specific schools serving this property underperform the Bay average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 1544 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 216 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; HOA is 38% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,480 (12.0% 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 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 1.65%
• Cash-on-cash: -16.57%
• DSCR: 0.26
• GRM: 11.3

CMA / ARV

• ARV (median comp): $221,740
• List price: $96,000
• Delta: -56.71%
• 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
6212 Lance St	0.55mi	3/2.0	1,030 (-2%)	3mo	$199,000	$193	68
6205 Boat Race Rd	0.45mi	3/2.0	1,107 (+5%)	10mo	$175,000	$158	63
523 Highline Dr	0.70mi	3/2.0	1,058 (+0%)	8mo	$160,000	$151	61
6419 Lance St	0.70mi	3/2.0	1,024 (-3%)	6mo	$210,000	$205	58
5026 E Highway 98	0.66mi	3/2.0	990 (-6%)	3mo	$60,000	$61	56
6005 Wallace Rd	0.27mi	3/2.0	1,176 (+11%)	19mo	$262,000	$223	53
743 S Gay Ave	0.39mi	3/2.0	1,144 (+8%)	19mo	$215,000	$188	52
6412 Lance St	0.66mi	3/2.0	1,066 (+1%)	18mo	$225,000	$211	52
1040 S Katherine Ave	0.66mi	2/2.0 (-1)	1,008 (-4%)	12mo	$205,000	$203	46
1211 Tammy Ln	0.54mi	3/2.0	1,185 (+12%)	12mo	$239,900	$202	44
6508 Pridgen St	0.66mi	3/2.0	1,118 (+6%)	19mo	$230,000	$206	44
922 Arrow St	0.67mi	3/2.0	1,176 (+11%)	8mo	$130,500	$111	43

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -52.0%
• Equity multiple: -0.50×
• Total profit: $-93,160
• Equity at exit: $33,062

10-year hold

• IRR: —
• Equity multiple: -1.61×
• Total profit: $-161,778
• Equity at exit: $19,172

Cash invested: $62,087 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 6 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $239,500 ($200/sqft)
• Median days on market: 67 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +5.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32404

• Home prices YoY: -16.1%
• Rents YoY: 1.1%
• Active inventory: 1544
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$1,163
• Tax est. 1.5%: −$277 /mo · $3,326/yr
• Insurance: −$92
• HOA: −$616
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-857

Break-even live

Break-even rent $2,719

Max offer price $97,698

Occupancy floor —

Sensitivity live

Price	-10% $-704	-5% $-781	+0% $-857	+5% $-934	+10% $-1,010
Rent	-10% $-986	-5% $-922	+0% $-857	+5% $-793	+10% $-728
Rate	-1.0pp $-746	-0.5pp $-801	base $-857	+0.5pp $-915	+1.0pp $-973

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: $55,435
• Closing costs: $6,652
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 S Gay Ave Lot V Panama City, FL	3.0	2.0	1152	$30,000	$26.04	162d	1	0.11mi
1128 S Gay Ave Lot 56 Panama City, FL	3.0	1.5	1216	$35,000	$28.78	162d	1	0.11mi
1128 S Gay Ave Lot Y Panama City, FL	2.0	1.0	728	$30,000	$41.21	21d	1	0.11mi
1128 S Gay Ave Lot 112 Panama City, FL	3.0	2.0	1352	$1,566	$1.16	10d	1	0.11mi
1128 S Gay Ave Lot 86 Panama City, FL	3.0	2.0	1216	$94,995	$78.12	162d	1	0.11mi
1128 S Gay Ave Lot N Panama City, FL	3.0	2.0	924	$40,000	$43.29	162d	1	0.11mi
6210 Pridgen St Panama City, FL	3.0	2.0	1184	$1,700	$1.44	37d	1	0.49mi
6210 Pridgen St Panama City, FL	3.0	2.0	1184	$1,700	$1.44	10d	1	0.49mi
1042 Brannon Pl Panama City, FL	2.0	1.5	1024	$1,195	$1.17	35d	1	0.54mi
6319 Pridgen St Panama City, FL	3.0	2.0	1217	$1,650	$1.36	10d	1	0.62mi
6317 Lance St Panama City, FL	4.0	2.0	1300	$1,900	$1.46	7d	1	0.64mi
5813 Hickory St Panama City, FL	3.0	2.0	1200	$1,950	$1.62	162d	1	0.79mi
509 Phillips Ct Panama City, FL	3.0	2.0	1411	$1,700	$1.20	154d	1	0.81mi
1406 S Berthe Ave Panama City, FL	2.0	1.0–2.0	787	$1,245	$1.58	0d	19	0.81mi
709 South Highway 22 A Panama City, FL	2.0	2.0	1130	$1,300	$1.15	10d	1	0.84mi
401 Rhett's Loop Callaway, FL	3.0	2.5	1490	$1,925	$1.29	0d	5	0.86mi
719 S Berthe Ave Unit 13 Panama City, FL	2.0	1.0	910	$1,000	$1.10	10d	1	0.95mi
719 S Berthe Ave Unit 1 Panama City, FL	2.0	1.0	910	$1,195	$1.31	10d	1	0.95mi
719 S Berthe Ave Unit 8 Panama City, FL	2.0	1.0	910	$1,000	$1.10	162d	1	0.95mi
322 S Burkett Dr Panama City, FL	1.0–2.0	1.0–2.0	750	$1,533	$2.04	2d	11	0.97mi
5100 Hickory St Panama City, FL	3.0	2.0	1208	$1,575	$1.30	8d	1	0.98mi
6039 East Highway 98 Unit 1 Panama City, FL	2.0	2.0	1020	$1,400	$1.37	10d	1	1.00mi
543 N 9th St Unit 543 Panama City, FL	2.0	1.0	850	$1,195	$1.41	154d	1	1.06mi
605 S Berthe Ave Unit 1 Panama City, FL	3.0	2.0	1330	$1,650	$1.24	36d	1	1.07mi
4828 Grimes St #3 Panama City, FL	2.0	1.0	850	$1,150	$1.35	162d	1	1.08mi
617 N 9th Plz Panama City, FL	3.0	1.0	1376	$1,700	$1.24	1d	1	1.10mi
617 N 9th Plz Panama City, FL	3.0	1.0	1376	$1,700	$1.24	51d	1	1.10mi
6321 Lenawee St Apt B3 Panama City, FL	2.0	1.0	750	$900	$1.20	43d	1	1.10mi
6321 Lenawee St Apt C3 Panama City, FL	2.0	1.0	750	$900	$1.20	10d	1	1.10mi
400 S Highway 22 a Panama City, FL	2.0	1.0	1000	$1,300	$1.30	10d	1	1.14mi
6328 Olokee St Panama City, FL	3.0	2.0	1131	$1,850	$1.64	154d	1	1.17mi
411 S Berthe Ave Panama City, FL	3.0	2.5	1376	$1,595	$1.16	10d	1	1.19mi
114 S Kimbrel Ave Panama City, FL	3.0	2.0	1400	$1,850	$1.32	162d	1	1.20mi
4837 S Lakewood Dr Panama City, FL	2.0	1.5	1116	$1,500	$1.34	162d	1	1.21mi
834 West St Panama City, FL	2.0	2.0	970	$895	$0.92	10d	1	1.25mi
852 West St Panama City, FL	2.0	1.5	972	$1,150	$1.18	10d	1	1.25mi
802 West St Unit 802 Panama City, FL	2.0	1.5	972	$1,125	$1.16	51d	1	1.26mi
112 Parker Village Cir Panama City, FL	2.0	2.5	1149	$1,500	$1.31	51d	1	1.29mi
5719 Cherry St Callaway, FL	2.0	1.0	1025	$1,200	$1.17	51d	1	1.30mi
5805 Cherry St Panama City, FL	2.0	1.0	1025	$1,200	$1.17	154d	1	1.31mi

Property features AI

Finance

• Other: List price $96,000
• HOA & community: Association fee: $616

Exterior

• Utilities: Has heatingHas cooling
• Home design: New construction plan: COM1670-608Listed as active
• Construction: Living area approximately 1,056
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Central air conditioningElectric heating with heat pump

HOA detail $616/mo · $7,392/yr

• Likely covers: electric

Listing history 50 events

1. 2026-11-08
   days on market $96,000 Active 216 DOM
2. 2026-11-07
   days on market $96,000 Active 215 DOM
3. 2026-11-06
   days on market $96,000 Active 214 DOM
4. 2026-11-05
   days on market $96,000 Active 213 DOM
5. 2026-11-04
   days on market $96,000 Active 212 DOM
6. 2026-11-02
   days on market $96,000 Active 210 DOM
7. 2026-11-01
   days on market $96,000 Active 209 DOM
8. 2026-10-31
   days on market $96,000 Active 208 DOM
9. 2026-10-30
   days on market $96,000 Active 207 DOM
10. 2026-10-29
    days on market $96,000 Active 206 DOM
11. 2026-10-28
    days on market $96,000 Active 205 DOM
12. 2026-10-27
    days on market $96,000 Active 204 DOM
13. 2026-10-26
    days on market $96,000 Active 203 DOM
14. 2026-10-25
    days on market $96,000 Active 202 DOM
15. 2026-10-24
    days on market $96,000 Active 201 DOM
16. 2026-10-23
    days on market $96,000 Active 200 DOM
17. 2026-10-22
    days on market $96,000 Active 199 DOM
18. 2026-10-21
    days on market $96,000 Active 198 DOM
19. 2026-10-20
    days on market $96,000 Active 197 DOM
20. 2026-10-19
    days on market $96,000 Active 196 DOM
21. 2026-10-18
    days on market $96,000 Active 195 DOM
22. 2026-10-17
    days on market $96,000 Active 194 DOM
23. 2026-10-16
    days on market $96,000 Active 193 DOM
24. 2026-10-15
    days on market $96,000 Active 192 DOM
25. 2026-10-14
    days on market $96,000 Active 191 DOM
26. 2026-10-13
    days on market $96,000 Active 190 DOM
27. 2026-10-12
    days on market $96,000 Active 189 DOM
28. 2026-10-11
    days on market $96,000 Active 188 DOM
29. 2026-10-10
    days on market $96,000 Active 187 DOM
30. 2026-10-09
    days on market $96,000 Active 186 DOM
31. 2026-10-09
    days on market $96,000 Active 185 DOM
32. 2026-10-07
    days on market $96,000 Active 184 DOM
33. 2026-10-06
    days on market $96,000 Active 183 DOM
34. 2026-10-05
    days on market $96,000 Active 182 DOM
35. 2026-10-04
    days on market $96,000 Active 181 DOM
36. 2026-10-04
    days on market $96,000 Active 180 DOM
37. 2026-10-02
    days on market $96,000 Active 179 DOM
38. 2026-10-01
    days on market $96,000 Active 178 DOM
39. 2026-09-30
    days on market $96,000 Active 177 DOM
40. 2026-09-29
    days on market $96,000 Active 176 DOM
41. 2026-09-28
    days on market $96,000 Active 175 DOM
42. 2026-09-27
    days on market $96,000 Active 174 DOM
43. 2026-09-26
    days on market $96,000 Active 173 DOM
44. 2026-09-25
    days on market $96,000 Active 172 DOM
45. 2026-09-24
    days on market $96,000 Active 171 DOM
46. 2026-09-24
    days on market $96,000 Active 170 DOM
47. 2026-09-22
    days on market $96,000 Active 169 DOM
48. 2026-09-20
    days on market $96,000 Active 167 DOM
49. 2026-09-19
    days on market $96,000 Active 166 DOM
50. 2026-09-18
    days on market $96,000 Active 165 DOM

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

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 · 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: $19,613
• − Mortgage interest: −$12,421
• − Property taxes: −$3,326
• − Insurance: −$1,109
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$7,392
• − Depreciation: −$6,451
• Taxable loss: −$14,224
• Est. tax savings @ 24.0%: +$3,414
• After-tax cash flow: $-6,873/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 None rehab

This 2026 Sunshine singlewide is move-in ready with a good condition score and modern features. It offers a good investment opportunity with potential for minor updates to enhance curb appeal and property value.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Add a small garden or flower bed near the front door — Improves curb appeal and can attract more buyers or renters. ↑
• Both Install a small outdoor light fixture — Enhances curb appeal and can attract more buyers or renters. ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Parker Elementary School F FL #1,951/2,144 Nat'l #28,175/41,679 High Rutherford High School F FL #489/667 Nat'l #12,196/17,239

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

C Composite livability gradescore 64/100

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 · 206,264 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: 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 (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%
• 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

Property features AI

Finance

• Other: List price $96,000
• HOA & community: Association fee: $616

Exterior

• Utilities: Has heatingHas cooling
• Home design: New construction plan: COM1670-608Listed as active
• Construction: Living area approximately 1,056
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Central air conditioningElectric heating with heat pump