7165 Fox Meadow Dr · Callaway, FL 32404

$236,133

3 bd · 2.0 ba · 1,379 sqft · Land · 83 Days on market

Built 2025 3,790 sqft lot $171/sqft · 11% below area Est $266k · 11% under

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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 +12.6/15.0
• Cash flow +7.6/30.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this beautiful, affordable, new construction home, located in the desired Fox Glenn community. This cozy home features a knockout ceiling in the master bedroom, the master bathroom features a shower/tub combo, while the bathtub is still large enough to soak. This community is located approximately 9 miles from Tyndall Air Forces Base, 22 miles from Mexico Beach, and 22 miles from Panama City Beach.

Key facts

• Fox glenn community
• Shower tub combo
• Knockout ceiling

Tags

• NEW CONSTRUCTION HOME
• KNOCKOUT CEILING
• SHOWER TUB COMBO
• STAINLESS STEEL APPLIANCES
• FOX GLENN COMMUNITY
• 22 MILES FROM MEXICO BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $236k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (27.5% below list).
• Recommended offer: $171k (27.5% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 83 days — a 6% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $171,080 (27.5% 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 83 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $266,137
• List price: $236,133
• Delta: -11.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.1%
• Equity multiple: 0.10×
• Total profit: $-59,269
• Equity at exit: $35,208

10-year hold

• IRR: -32.9%
• Equity multiple: -0.32×
• Total profit: $-87,048
• Equity at exit: $20,416

Cash invested: $66,117 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$1,238
• Tax est. 1.5%: −$295 /mo · $3,542/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-280

Break-even live

Break-even rent $2,066

Max offer price $195,569

Occupancy floor —

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: $59,033
• Closing costs: $7,084
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.70mi
291 Sukoshi Dr Unit A Panama City, FL	2.0	1.5	918	$1,495	$1.63	21d	1	0.87mi
285 Sukoshi Dr Unit C Panama City, FL	2.0	1.5	916	$1,250	$1.36	13d	1	0.91mi
211 Sukoshi Dr Panama City, FL	3.0	2.0	1512	$1,900	$1.26	21d	1	0.93mi
7006 Lois St Unit B Panama City, FL	2.0	1.0	1000	$1,000	$1.00	21d	1	0.94mi
116 Christie Ln Panama City, FL	3.0	2.0	1092	$1,550	$1.42	21d	1	1.01mi
175 N Berthe Ave Panama City, FL	4.0	2.0	1498	$2,195	$1.47	13d	1	1.03mi
163 Lauren Ln Panama City, FL	4.0	2.0	1731	$2,300	$1.33	21d	1	1.05mi
168 N Comet Ave Panama City, FL	2.0	2.0	950	$1,100	$1.16	21d	1	1.17mi
6121 Harvey St Unit 8 Panama City, FL	2.0	1.5	1200	$1,050	$0.88	21d	1	1.21mi
6121 Harvey St Apt 16 Panama City, FL	2.0	1.5	1000	$1,090	$1.09	21d	1	1.21mi
6101 Harvey St #3 Panama City, FL	2.0	1.5	1108	$1,050	$0.95	21d	1	1.24mi
6724 Chipewa St Unit 6724 Panama City, FL	2.0	1.0	1000	$1,125	$1.12	13d	1	1.31mi
5817 Jasmine Ct Panama City, FL	4.0	2.5	1633	$2,000	$1.22	13d	1	1.33mi
229 Callaway Chase Ln Panama City, FL	3.0	2.5	1200	$1,650	$1.38	13d	1	1.39mi
420 Raven Ln Panama City, FL	3.0	2.0	1251	$1,750	$1.40	21d	1	1.43mi
7727 Betty Louise Dr Panama City, FL	3.0	2.0	1430	$1,950	$1.36	21d	1	1.49mi
126 Kristine Blvd Panama City, FL	2.0	1.0	884	$1,400	$1.58	21d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   days on market $236,133 Active 83 DOM
2. 2026-06-18
   days on market $236,133 Active 82 DOM
3. 2026-06-17
   days on market $236,133 Active 81 DOM
4. 2026-06-16
   days on market $236,133 Active 80 DOM
5. 2026-06-15
   days on market $236,133 Active 79 DOM
6. 2026-06-14
   days on market $236,133 Active 77 DOM
7. 2026-06-13
   days on market $236,133 Active 76 DOM
8. 2026-06-10
   days on market $236,133 Active 74 DOM
9. 2026-06-09
   days on market $236,133 Active 73 DOM
10. 2026-06-08
    days on market $236,133 Active 72 DOM
11. 2026-06-07
    days on market $236,133 Active 71 DOM
12. 2026-06-05
    days on market $236,133 Active 68 DOM
13. 2026-06-03
    remarks 440-char remark
14. 2026-06-03
    pricedays on market $236,133 Active 67 DOM
15. 2026-06-02
    days on market $261,133 Active 66 DOM
16. 2026-06-01
    days on market $261,133 Active 65 DOM
17. 2026-05-31
    days on market $261,133 Active 64 DOM
18. 2026-05-30
    days on market $261,133 Active 63 DOM
19. 2026-05-15
    price $261,133 416-char remark

    Show marketing remark (416 chars)

    Come check out this beautiful, affordable, new construction home, located in the desired Fox Glenn community. This cozy home features a knockout ceiling in the master bedroom, the master bathroom features a shower/tub combo, while the bathtub is still large enough to soak. This community is located approximately 9 miles from Tyndall Air Forces Base, 22 miles from Mexico Beach, and 22 miles from Panama City Beach.

20. 2026-03-28
    listed $255,633 Active 416-char remark

    Show marketing remark (416 chars)

    Come check out this beautiful, affordable, new construction home, located in the desired Fox Glenn community. This cozy home features a knockout ceiling in the master bedroom, the master bathroom features a shower/tub combo, while the bathtub is still large enough to soak. This community is located approximately 9 miles from Tyndall Air Forces Base, 22 miles from Mexico Beach, and 22 miles from Panama City Beach.

ⓘ 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 7/10 Severe
• 🌡 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: $20,530
• − Mortgage interest: −$13,227
• − Property taxes: −$3,542
• − Insurance: −$1,181
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$6,869
• Taxable loss: −$7,574
• Est. tax savings @ 24.0%: +$1,818
• After-tax cash flow: $-1,546/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

• 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

+2.2% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $261,133 CPARMLS
• 2026-03-28 Listed $255,633 CPARMLS