3039 Headland Ave · Lynn Haven, FL 32405

$327,500

4 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 57 Days on market

Built 1978 0.29 ac lot $190/sqft · 20% below area Est $411k · 20% under

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Put your money to work for you with this fully rented income producing duplex! This property is currently producing revenue, and has just had a fresh facelift! Improvements include brand new wood railings around the front porch, fresh paint, and new gates on the fence. The metal roof and HVAC are both only 5 years old. Both units are two bedrooms and one bathroom, with a living room and kitchen. The current renters are long term reliable tenants (if intending to switch to short term rental, please verify eligibility with Bay County), and the property has lots of features that make it especially appealing to renters with children. The duplex is located in a very safe neighborhood, just a

Key facts

• Metal roof
• Hvac
• Fresh paint

Tags

• FRESH PAINT
• NEW GATES ON THE FENCE
• METAL ROOF
• HVAC
• LARGE BACKYARD
• FULLY FENCED AND GATED

Property features AI

Finance

• Financial info: Has land lease (lease expires 2026-08-01)
• HOA & community: Short-term rentals allowed

Exterior

• Parking: Paved parking
• Security: Security fence; Smoke detector(s)
• Utilities: Electricity available; Public sewer
• Home design: Single-story property; Entry level: First floor; Metal roof; Stucco exterior
• Construction: Built on slab foundation
• Exterior features: Open porch; Porch; Fenced lot; City street frontage; Public maintained road

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Living room; Dining room; Open porch; Security fence; Smoke detector(s)
• Laundry & utility: First-floor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $328k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive. Per door: $196/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (7.8% below list).
• Recommended offer: $302k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 (+1.2%/yr); 381 active listings in the ZIP; 4 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).
• At $3,018/mo this rent would consume 49% of the median local household income ($73k/yr) (locally 1008% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 57 days — a 3% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $105k; list at $328k implies a 212% gain — meaningful room to come down on a strong offer.

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 $301,800 (7.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $410,931
• List price: $327,500
• Delta: -20.30%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.24% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-33,490
• Equity at exit: $48,831

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-18,327
• Equity at exit: $28,316

Cash invested: $91,700 (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 32405

• Rents YoY: 1.2%
• Active inventory: 381
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $3,018 high
• Mortgage (P&I): −$1,717
• Tax from tax record: −$139 /mo · $1,662/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $392

Break-even live

Break-even rent $2,522

Max offer price $327,500

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,018
Total (2 units)			$3,018

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: $81,875
• Closing costs: $9,825
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2433 Wakulla Ave Panama City, FL	4.0	2.0	1612	$1,600	$0.99	13d	1	0.80mi
2416 Camryns Xing Panama City, FL	4.0	2.0	1867	$2,100	$1.12	21d	1	1.12mi
3525 T St Panama City, FL	3.0	2.0	1250	$1,600	$1.28	21d	1	1.18mi
1713 Jakes Dr Panama City, FL	3.0	2.5	1576	$2,250	$1.43	21d	1	1.48mi

Listing history 34 events

1. 2026-06-19
   days on market $327,500 Active 57 DOM
2. 2026-06-18
   days on market $327,500 Active 56 DOM
3. 2026-06-17
   days on market $327,500 Active 55 DOM
4. 2026-06-16
   days on market $327,500 Active 54 DOM
5. 2026-06-15
   days on market $327,500 Active 53 DOM
6. 2026-06-14
   days on market $327,500 Active 51 DOM
7. 2026-06-13
   pricedays on market $327,500 Active 50 DOM
8. 2026-06-10
   days on market $335,000 Active 48 DOM
9. 2026-06-09
   days on market $335,000 Active 47 DOM
10. 2026-06-08
    days on market $335,000 Active 46 DOM
11. 2026-06-07
    days on market $335,000 Active 45 DOM
12. 2026-06-05
    days on market $335,000 Active 42 DOM
13. 2026-06-03
    days on market $335,000 Active 41 DOM
14. 2026-06-02
    days on market $335,000 Active 40 DOM
15. 2026-06-01
    days on market $335,000 Active 39 DOM
16. 2026-05-31
    days on market $335,000 Active 38 DOM
17. 2026-05-30
    days on market $335,000 Active 37 DOM
18. 2026-04-21
    listed $335,000 Active 1805-char remark
19. 2026-02-28
    historical
20. 2025-11-06
    price $340,000
21. 2025-09-25
    status Active
22. 2025-09-24
    price $365,000
23. 2025-09-19
    status Pending
24. 2025-08-29
    listed $350,000 Active
25. 2021-12-14
    historical
26. 2013-11-13
    soldstatus $105,000
27. 2013-09-13
    listed $105,000
28. 2007-10-22
    listed $175,000
29. 2006-09-26
    soldstatus $165,000
30. 2006-09-22
    soldstatus $165,000
31. 2006-06-27
    listed $180,000
32. 1999-05-28
    soldstatus $74,700
33. 1999-05-01
    soldstatus $74,700
34. 1999-03-23
    listed $79,000

ⓘ 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: $1,662 · $139/mo
• Projected year-2 tax: $2,718 · $227/mo
• Expected delta: +$1,056/yr (+$88/mo · 63.5%)

ⓘ 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: $36,216
• − Mortgage interest: −$18,345
• − Property taxes: −$1,662
• − Insurance: −$1,638
• − Repairs & maintenance: −$2,897
• − Management: −$2,897
• − Depreciation: −$9,527
• Taxable loss: −$751
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $4,882/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

• County: Bay County · 163,593 people
• City population: 21,459
• Metro: Panama City, FL
• Population (ZIP): 29,984
• Household income: $73,373
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1008.0

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 (67%)
• Race & ethnicity: White 67% Black 17% Two or more races 8% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 6% Arabic 1% French/Haitian/Cajun 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: ▼ -217.88%
• Current HPI: 262.7854
• Rent YoY: ▲ 1.24%
• 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

+314.6% since first listed

18 events — show timeline

• 2026-06-12 Price Changed $327,500 CPARMLS
• 2026-04-21 Listed $335,000 CPARMLS
• 2026-02-28 Listing Removed — CPARMLS
• 2025-11-06 Price Changed $340,000 CPARMLS
• 2025-09-25 Relisted — CPARMLS
• 2025-09-24 Price Changed $365,000 CPARMLS
• 2025-09-19 Pending — CPARMLS
• 2025-08-29 Listed $350,000 CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2013-11-13 Sold (MLS) $105,000 CPARMLS
• 2013-09-13 Listed $105,000 CPARMLS
• 2007-10-22 Listed $175,000 CPARMLS
• 2006-09-26 Sold (Public Records) $165,000 Public Records
• 2006-09-22 Sold (MLS) $165,000 CPARMLS
• 2006-06-27 Listed $180,000 CPARMLS
• 1999-05-28 Sold (MLS) $74,700 CPARMLS
• 1999-05-01 Sold (Public Records) $74,700 Public Records
• 1999-03-23 Listed $79,000 CPARMLS

Property tax history

+1.6%/yr

Latest (2025): $1,662 · +7.9% YoY. Source: county tax records.