1814 Rhett Pl · Lynn Haven, FL 32444

$5,000

3 bd · 2.0 ba · 1,397 sqft · SingleFamily public records · 5 Days on market

Built 2003

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

''CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS'' Beautiful 3 Bedroom, 2 Bath home in Magnolia Meadows in Lynn Haven and within blocks from Cain Griffin Park. Roof, Air Conditioner, Privacy Fence, Carpet, Bathroom Vanities, Kitchen Cabinets and granite countertops all new in 2019! Home features a split bedroom plan, fireplace, tray ceilings, breakfast bar, pantry, and double vanities in master bath. Enjoy the large covered front porch or the large screened in back patio coming out the kitchen. Home also has a 26 X 20 Outbuilding with electricity, cable and an outside shower right off the back patio. Home is also prewired with breaker panel for external generator and a rain soft water softener system is installed but owners don't currently use it. Home is move in ready!!

Key facts

• 2 garage spots
• Listed 4 days

Property features AI

Finance

• Other: Property is located at 1814 Rhett Pl, Lynn Haven, FL; Directions: North on Hwy 77 from the Panama City Mall, right onto 17th Street, right on Scarlett Blvd, left onto The Bye Way, left on Rhett Place

Exterior

• Parking: 2-car garage
• Home design: Residential property; 1 story
• Exterior features: 0.27-acre lot; Zoned RSF

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$283,591) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 382.5% 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; 5 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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 40.56% ✓
• Cap rate: 382.54%
• Cash-on-cash: 1343.73%
• DSCR: 60.79
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $283,591
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 E Pine Forest Dr	0.12mi	3/2.0	1,352 (-3%)	1mo	$267,000	$197	88
1801 Scarlett Blvd	0.11mi	3/2.0	1,346 (-4%)	5mo	$295,000	$219	84
1815 Rhett Pl	0.03mi	3/2.0	1,263 (-10%)	4mo	$280,000	$222	79
1804 Minnesota Ave	0.34mi	3/2.0	1,405 (+1%)	5mo	$225,000	$160	79
1715 Glencoe Dr	0.14mi	3/2.0	1,526 (+9%)	0mo	$310,000	$203	78
504 E Pine Forest Dr	0.29mi	3/2.0	1,320 (-6%)	2mo	$265,000	$201	76
606 Timbers Xing	0.38mi	3/2.0	1,451 (+4%)	5mo	$295,000	$203	72
603 Redbird St	0.27mi	3/2.0	1,212 (-13%)	1mo	$255,000	$210	64
1413 Michigan Ave	0.63mi	3/2.0	1,463 (+5%)	2mo	$330,000	$226	62
1304 Delaware Ave	0.72mi	3/2.0	1,352 (-3%)	5mo	$275,000	$203	57
2423 Minnesota Ave	0.71mi	3/2.0	1,188 (-15%)	4mo	$227,000	$191	39
2413 Minnesota Ave	0.67mi	2/2.0 (-1)	1,188 (-15%)	4mo	$235,000	$198	36

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: —
• Equity multiple: 71.07×
• Total profit: $98,092
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 151.11×
• Total profit: $210,148
• Equity at exit: $432

Cash invested: $1,400 (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: 0.2×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $1,568

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

Sensitivity live

Price	-10% $1,571	-5% $1,569	+0% $1,568	+5% $1,566	+10% $1,564
Rent	-10% $1,407	-5% $1,488	+0% $1,568	+5% $1,648	+10% $1,728
Rate	-1.0pp $1,570	-0.5pp $1,569	base $1,568	+0.5pp $1,566	+1.0pp $1,565

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 Minnesota Ave Lynn Haven, FL	4.0	2.0	1692	$1,950	$1.15	14d	1	0.57mi
1713 Jakes Dr Panama City, FL	3.0	2.5	1576	$2,250	$1.43	22d	1	0.57mi
1307 Pennsylvania Ave Unit 1 Lynn Haven, FL	3.0	1.0	1256	$1,500	$1.19	14d	1	0.77mi
2416 Camryns Xing Panama City, FL	4.0	2.0	1867	$2,100	$1.12	22d	1	1.11mi
4512 Carla Ln Unit O Panama City, FL	3.0	2.0	1275	$1,395	$1.09	22d	1	1.25mi

Listing history 5 events

1. 2026-06-21
   days on market $5,000 Active 5 DOM
2. 2026-06-19
   days on market $5,000 Active 3 DOM
3. 2026-06-18
   days on market $5,000 Active 2 DOM
4. 2026-06-17
   remarks 289-char remark
5. 2026-06-17
   listed $5,000 Active 1 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 ≥105°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: $24,338
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$145
• Taxable income: $19,918
• Est. tax owed @ 24.0%: −$4,780
• After-tax cash flow: $14,032/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

-98.6% since first listed

9 events — show timeline

• 2026-06-16 Listed $5,000 NFMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2019-10-15 Sold (Public Records) $240,000 Public Records
• 2019-10-11 Sold (MLS) $240,000 CPARMLS
• 2019-06-27 Listed $245,000 CPARMLS
• 2005-11-21 Listed $235,000 CPARMLS
• 2003-05-30 Sold (MLS) $135,000 CPARMLS
• 2003-03-13 Listed $133,000 CPARMLS
• 2002-03-18 Sold (Public Records) $363,600 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,988 · +6.0% YoY. Source: county tax records.