1678 Caleigh Ct · Lynn Haven, FL 32444

$254,900

3 bd · 3.0 ba · 1,484 sqft · SingleFamily public records · 204 Days on market

Built 2022 Good condition $172/sqft · 23% below area Est $341k · 25% under $268/mo HOA · 13% of rent ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * ASSUMABLE 2.99% VA INTEREST RATE AVAILABLE * * * This well-maintained townhome offers a streamlined, low-maintenance lifestyle in a centrally located Lynn Haven community, with convenient access to major roadways, nearby charter schools, shopping, and dining. Featuring 3 bedrooms, 2.5 bathrooms, and approximately 1,537 square feet (builder plans), the layout is thoughtfully designed with modern finishes and everyday functionality. The entryway opens to a bright and inviting main living space, where an open-concept living and dining area is enhanced by abundant natural light. A transom window above the front door and a full glass rear door allow sunlight to flow throughout the space. The kitchen overlooks the living area and features granite countertops, shaker-style cabinetry, stainless steel appliances, and a breakfast bar ideal for casual seating. A main-level powder room adds convenience. Upstairs, all bedrooms are thoughtfully arranged for privacy. The primary bedroom includes a walk-in closet and a private bathroom with a double vanity and a walk-in shower with glass enclosure. Two additional bedrooms are located toward the rear of the home and share a full bathroom. The second-floor laundry area includes a washer and dryer, adding everyday convenience. Additional features include Smart Home technology and a one-car garage. The garage door recently received a professional tune-up, including an upgrade from plastic rollers to urethane ball-bearing wheels for quieter operation. The HOA includes exterior building structure maintenance, offering a simplified ownership experience compared to surrounding communities. This townhome presents an excellent opportunity for those seeking comfort, convenience, and low exterior upkeep in Lynn Haven! Seller has directed: no subject-to, owner financing, mirror wrap, or wraparound mortgage offers. All information is deemed reliable but not guaranteed. Buyers are encouraged to verify all details important to them.

Key facts

• Granite countertops
• Breakfast bar
• Garage

Tags

• CENTRALLY LOCATED COMMUNITY
• ABUNDANT NATURAL LIGHT
• GRANITE COUNTERTOPS
• SHAKER STYLE CABINETRY
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (18.4% below list).
• Recommended offer: $192k (24.9% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.8% in Lynn Haven — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Deer Point Elementary School (math 55% / reading 49%, grade C-, #990 of 2,144 statewide, top 48%, 705 students, 55% FRL); Mowat Middle School (math 49% / reading 51%, grade C, #254 of 571 statewide, top 45%, 868 students, 49% FRL); A. Crawford Mosley High School (math 51% / reading 55%, grade C-, #148 of 667 statewide, top 23%, 1,901 students, 36% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 251 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 204 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,519 (24.9% 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 204 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 10.2

CMA / ARV

• ARV (median comp): $341,037
• List price: $254,900
• Delta: -25.26%
• 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	0.08mi	3/2.5	1,484 (0%)	12mo	$252,900	$170	84
1715 Glencoe Dr	0.56mi	3/2.0	1,526 (+3%)	2mo	$310,000	$203	64
2102 Willow Bend Ln	0.72mi	3/2.0	1,566 (+6%)	1mo	$329,900	$211	52
1604 E 13th Plz	0.66mi	4/2.0 (+1)	1,524 (+3%)	5mo	$335,000	$220	52
1707 Scarlett Blvd	0.70mi	3/2.0	1,506 (+2%)	12mo	$299,000	$199	51
710 E Pine Forest Dr	0.74mi	3/2.0	1,352 (-9%)	2mo	$267,000	$197	44
1801 Scarlett Blvd	0.69mi	3/2.0	1,346 (-9%)	7mo	$295,000	$219	43
722 E Pine Forest Dr	0.74mi	4/2.0 (+1)	1,512 (+2%)	13mo	$285,540	$189	42
1304 Delaware Ave	0.72mi	3/2.0	1,352 (-9%)	6mo	$275,000	$203	42
1602 Mississippi Ave	0.65mi	3/2.0	1,335 (-10%)	10mo	$255,000	$191	40
1815 Rhett Pl	0.60mi	3/2.0	1,263 (-15%)	6mo	$280,000	$222	39
1705 Rhett Pl	0.63mi	4/3.0 (+1)	1,635 (+10%)	12mo	$333,500	$204	39

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: -27.2%
• Equity multiple: 0.09×
• Total profit: $-64,977
• Equity at exit: $38,006

10-year hold

• IRR: -26.8%
• Equity multiple: -0.25×
• Total profit: $-89,340
• Equity at exit: $22,039

Cash invested: $71,372 (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: 22 active · 17 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $322,500 ($205/sqft)
• Median days on market: 66 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +11.9% above current asking $/sqft

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

ZIP-level market 32444

• Home prices YoY: -29.1%
• Rents YoY: 2.5%
• Active inventory: 251
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$291 /mo · $3,494/yr
• Insurance: −$106
• HOA: −$268
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-359

Break-even live

Break-even rent $2,534

Max offer price $191,519

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-287	+0% $-359	+5% $-431	+10% $-503
Rent	-10% $-523	-5% $-441	+0% $-359	+5% $-277	+10% $-194
Rate	-1.0pp $-230	-0.5pp $-294	base $-359	+0.5pp $-425	+1.0pp $-492

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: $63,725
• Closing costs: $7,647
• Club membership (one-time): —
• 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	70d	1	0.31mi
4512 Carla Ln Unit O Panama City, FL	3.0	2.0	1275	$1,395	$1.09	70d	1	0.65mi
2416 Camryns Xing Panama City, FL	4.0	2.0	1867	$2,100	$1.12	70d	1	0.67mi
2305 Minnesota Ave Lynn Haven, FL	4.0	2.0	1692	$1,950	$1.15	62d	1	1.02mi
1307 Pennsylvania Ave Unit 1 Lynn Haven, FL	3.0	1.0	1256	$1,500	$1.19	62d	1	1.28mi

Listing history 50 events

1. 2026-08-08
   days on market $254,900 Active 204 DOM
2. 2026-08-07
   days on market $254,900 Active 203 DOM
3. 2026-08-06
   days on market $254,900 Active 202 DOM
4. 2026-08-05
   days on market $254,900 Active 201 DOM
5. 2026-08-04
   days on market $254,900 Active 200 DOM
6. 2026-08-03
   days on market $254,900 Active 199 DOM
7. 2026-07-31
   days on market $254,900 Active 196 DOM
8. 2026-07-30
   days on market $254,900 Active 195 DOM
9. 2026-07-29
   days on market $254,900 Active 194 DOM
10. 2026-07-27
    days on market $254,900 Active 192 DOM
11. 2026-07-25
    days on market $254,900 Active 190 DOM
12. 2026-07-23
    days on market $254,900 Active 188 DOM
13. 2026-07-22
    days on market $254,900 Active 187 DOM
14. 2026-07-21
    days on market $254,900 Active 186 DOM
15. 2026-07-18
    days on market $254,900 Active 183 DOM
16. 2026-07-10
    days on market $254,900 Active 182 DOM
17. 2026-07-09
    days on market $254,900 Active 181 DOM
18. 2026-07-08
    days on market $254,900 Active 180 DOM
19. 2026-07-07
    days on market $254,900 Active 179 DOM
20. 2026-07-06
    days on market $254,900 Active 178 DOM
21. 2026-07-05
    days on market $254,900 Active 177 DOM
22. 2026-07-04
    days on market $254,900 Active 176 DOM
23. 2026-07-03
    days on market $254,900 Active 175 DOM
24. 2026-07-02
    days on market $254,900 Active 174 DOM
25. 2026-07-01
    days on market $254,900 Active 173 DOM
26. 2026-06-30
    days on market $254,900 Active 172 DOM
27. 2026-06-29
    days on market $254,900 Active 171 DOM
28. 2026-06-28
    days on market $254,900 Active 170 DOM
29. 2026-06-28
    days on market $254,900 Active 169 DOM
30. 2026-06-27
    days on market $254,900 Active 168 DOM
31. 2026-06-25
    days on market $254,900 Active 166 DOM
32. 2026-06-23
    days on market $254,900 Active 164 DOM
33. 2026-06-21
    days on market $254,900 Active 163 DOM
34. 2026-06-19
    days on market $254,900 Active 161 DOM
35. 2026-06-18
    days on market $254,900 Active 160 DOM
36. 2026-06-17
    days on market $254,900 Active 159 DOM
37. 2026-06-16
    days on market $254,900 Active 158 DOM
38. 2026-06-15
    days on market $254,900 Active 157 DOM
39. 2026-06-14
    days on market $254,900 Active 155 DOM
40. 2026-06-13
    days on market $254,900 Active 154 DOM
41. 2026-06-10
    days on market $254,900 Active 152 DOM
42. 2026-06-09
    days on market $254,900 Active 151 DOM
43. 2026-06-08
    days on market $254,900 Active 150 DOM
44. 2026-06-07
    days on market $254,900 Active 149 DOM
45. 2026-06-05
    days on market $254,900 Active 146 DOM
46. 2026-06-03
    days on market $254,900 Active 145 DOM
47. 2026-06-02
    days on market $254,900 Active 144 DOM
48. 2026-06-01
    days on market $254,900 Active 143 DOM
49. 2026-05-31
    days on market $254,900 Active 142 DOM
50. 2026-05-30
    days on market $254,900 Active 141 DOM

ⓘ 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: $3,494 · $291/mo
• Projected year-2 tax: $3,494 · $291/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 · 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: $24,962
• − Mortgage interest: −$14,278
• − Property taxes: −$3,494
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$3,216
• − Depreciation: −$7,415
• Taxable loss: −$8,710
• Est. tax savings @ 24.0%: +$2,090
• After-tax cash flow: $-2,215/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 Est. rehab $7,420–$22,260 screening

This well-maintained townhome offers a streamlined, low-maintenance lifestyle in a centrally located Lynn Haven community. The property is in good condition with modern finishes and everyday functionality.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Add a smart home system — Improves convenience and adds value to the property. ↑
• Both Install smart locks — Enhances security and adds value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Deer Point Elementary School C- FL #990/2,144 Nat'l #11,263/41,679 Middle Mowat Middle School C FL #254/571 Nat'l #3,460/14,009 High A. Crawford Mosley High School C- FL #148/667 Nat'l #4,893/17,239

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

A Composite livability gradescore 81/100

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 · 206,264 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: 10% of renters

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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%

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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%

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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

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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

-3.4% since first listed

8 events — show timeline

• 2026-03-10 Price Changed $254,900 CPARMLS
• 2026-01-09 Listed $259,900 CPARMLS
• 2024-12-30 Listing Removed — CPARMLS
• 2024-07-06 Price Changed $270,250 CPARMLS
• 2024-05-10 Price Changed $271,250 CPARMLS
• 2024-05-10 Relisted — CPARMLS
• 2024-05-09 Listing Removed — CPARMLS
• 2024-03-04 Listed $263,950 CPARMLS

Property tax history

+121.5%/yr

Latest (2025): $3,494 · +3.2% YoY. Source: county tax records.