244 Maegans Way #15 · Springfield, FL 32409

$344,990

4 bd · 2.0 ba · 2,000 sqft · SingleFamily · 25 Days on market

Built 2026 6,760 sqft lot Est $320k · 8% over

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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).

• Appreciation +9.5/10.0
• Cash flow +7.4/30.0
• Schools +4.3/10.0
• ARV discount +4.0/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0

Listing remarks

Discover incredible value in this brand new home located in a desirable new community in Southport. The Springsteen floorplan features 4 bedrooms, 2 full bathrooms, and a flex room perfect for a home office, bonus space, or playroom. This thoughtfully designed home also includes a 2-car garage and a spacious covered back porch--ideal for outdoor living. Inside, enjoy high-end finishes such as quartz countertops, stainless steel appliances, and white shaker-style cabinets. The Hardie Board exterior offers timeless curb appeal and durability.

Key facts

• Quartz countertops
• High-end finishes
• Flex room

Tags

• FLEX ROOM
• COVERED BACK PORCH
• HIGH-END FINISHES
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WHITE SHAKER-STYLE CABINETS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Underground utilities; Public sewer
• Home design: Single-family residence zoning; New construction
• Construction: HardiPlank-type siding; Shingle roof; Slab foundation
• Exterior features: Covered porch

Interior

• Kitchen: Electric range; Plumbed for ice maker
• Bedrooms: Includes bedrooms (total rooms listed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Double-pane windows; Common area accessibility features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (28.6% below list).
• Recommended offer: $246k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime 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.
• Zoned schools: Cedar Grove Elementary School (math 18% / reading 18%, grade F, #2,115 of 2,144 statewide, top 99%, 562 students, 76% FRL); Rutherford High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 1,337 students, 63% FRL) — zoned schools average 70% FRL vs 48% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 51% district-wide (-29 pts) — the specific schools serving this property underperform the Bay average; the district grade overstates school quality for this exact location.
• Market conditions: 301 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $31k appreciation (9.1% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($340k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,398 (28.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $320,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Wave Ave	0.53mi	4/2.0	1,912 (-4%)	2mo	$272,000	$142	66
1404 Allegheny Ave	0.39mi	4/2.0	2,002 (+0%)	21mo	$320,000	$160	64
5418 E 12th St	0.31mi	3/2.0 (-1)	1,733 (-13%)	20mo	$300,000	$173	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.43×
• Total profit: $138,579
• Equity at exit: $287,945

10-year hold

• IRR: 17.2%
• Equity multiple: 5.41×
• Total profit: $425,574
• Equity at exit: $598,155

Cash invested: $96,597 (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 32409

• Home prices YoY: 2.4%
• Active inventory: 301
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,464 medium
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-438

Break-even live

Break-even rent $3,018

Max offer price $281,669

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-318	+0% $-438	+5% $-557	+10% $-676
Rent	-10% $-632	-5% $-535	+0% $-438	+5% $-340	+10% $-243
Rate	-1.0pp $-264	-0.5pp $-350	base $-438	+0.5pp $-527	+1.0pp $-618

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: $86,248
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Byrd Dr Panama City, FL	5.0	2.5	2700	$2,700	$1.00	23d	1	0.55mi
5817 Jasmine Ct Panama City, FL	4.0	2.5	1633	$2,000	$1.22	15d	1	1.19mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $344,990 Active 25 DOM
2. 2026-06-19
   days on market $354,990 Active 23 DOM
3. 2026-06-18
   days on market $354,990 Active 22 DOM
4. 2026-06-17
   days on market $354,990 Active 21 DOM
5. 2026-06-16
   days on market $354,990 Active 20 DOM
6. 2026-06-15
   days on market $354,990 Active 19 DOM
7. 2026-06-14
   days on market $354,990 Active 17 DOM
8. 2026-06-13
   days on market $354,990 Active 16 DOM
9. 2026-06-10
   days on market $354,990 Active 14 DOM
10. 2026-06-09
    days on market $354,990 Active 13 DOM
11. 2026-06-08
    days on market $354,990 Active 12 DOM
12. 2026-06-07
    days on market $354,990 Active 11 DOM
13. 2026-06-05
    days on market $354,990 Active 8 DOM
14. 2026-06-03
    days on market $354,990 Active 7 DOM
15. 2026-06-02
    days on market $354,990 Active 6 DOM
16. 2026-06-01
    days on market $354,990 Active 5 DOM
17. 2026-05-31
    days on market $354,990 Active 4 DOM
18. 2026-05-30
    days on market $354,990 Active 3 DOM
19. 2026-05-27
    listed $354,990 Active

ⓘ 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 6/10 Major
• 🌡 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: $29,568
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$10,036
• Taxable loss: −$11,424
• Est. tax savings @ 24.0%: +$2,742
• After-tax cash flow: $-2,509/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 — Springfield

• Score: 59/100
• State rank: #826
• US rank: #20265

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, FL
• Population (ZIP): 10,941

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · Spanish 4% 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: ▲ 9.08%
• Current HPI: 391.06
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-27 Listed $354,990 CPARMLS