4908 Meadow St · Parker, FL 32404

$149,900

3 bd · 2.0 ba · 2,274 sqft · SingleFamily public records · 180 Days on market

Built 1955 0.32 ac lot

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Why this score? — see what drove the B- 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely older home which has many upgrades . Near Tyndall and in a very guiet neighborhood. One must see to really appreciate all this home has to offer.

Key facts

• Rear yard access
• Large lot
• Rolled shingle roof

Tags

• REAR YARD ACCESS
• SHOP AND STORAGE BUILDINGS
• LARGE LOT
• MASTER SUITE ADDITION
• ROLLED SHINGLE ROOF

Property features AI

Exterior

• Utilities: Electricity available; Public sewer
• Home design: Single-story home; Zoned for single-family residential
• Construction: Brick construction; Composition, membrane, and shingle roof types; Slab foundation; Lot dimensions approx. 100 x 140 (0.32 acre)
• Exterior features: Paved lot; Shed(s); Workshop; City street frontage; Publicly maintained road

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Multiple bedrooms on the first floor (including a primary bedroom); Bedroom approx. 13 x 9; Bedroom approx. 14 x 12; Bedroom approx. 12 x 11
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Wall AC unit(s)
• Interior features: Seven total rooms; Den
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#704 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, 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; 3 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).
• This rent runs 31% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $4k 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 + 1.1% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.30% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $345,648
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Shadecrest Dr	0.39mi	4/2.0 (+1)	2,264 (-0%)	13mo	$352,191	$156	65
5227 Melissa Dr	0.37mi	4/2.0 (+1)	2,493 (+10%)	10mo	$380,000	$152	53
5318 Harvey St	0.59mi	4/3.0 (+1)	2,300 (+1%)	14mo	$340,000	$148	50
4724 S Lakewood Dr	0.46mi	3/3.0	2,376 (+4%)	24mo	$325,000	$137	47

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $5,563
• Equity at exit: $22,351

10-year hold

• IRR: 11.2%
• Equity multiple: 1.80×
• Total profit: $33,685
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,951 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $525

Break-even live

Break-even rent $1,286

Max offer price $149,900

Occupancy floor 68%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5717 Rebecca Ct Unit B Panama City, FL	2.0	1.0	1612	$1,350	$0.84	20d	1	0.82mi
5817 Jasmine Ct Panama City, FL	4.0	2.5	1633	$2,000	$1.22	13d	1	1.04mi
163 Lauren Ln Panama City, FL	4.0	2.0	1731	$2,300	$1.33	20d	1	1.47mi

Listing history 28 events

1. 2026-06-19
   days on market $149,900 Active 180 DOM
2. 2026-06-18
   days on market $149,900 Active 179 DOM
3. 2026-06-17
   days on market $149,900 Active 178 DOM
4. 2026-06-16
   days on market $149,900 Active 177 DOM
5. 2026-06-15
   days on market $149,900 Active 176 DOM
6. 2026-06-14
   days on market $149,900 Active 174 DOM
7. 2026-06-13
   days on market $149,900 Active 173 DOM
8. 2026-06-10
   days on market $149,900 Active 171 DOM
9. 2026-06-09
   days on market $149,900 Active 170 DOM
10. 2026-06-08
    days on market $149,900 Active 169 DOM
11. 2026-06-07
    pricedays on market $149,900 Active 168 DOM
12. 2026-06-05
    days on market $159,900 Active 165 DOM
13. 2026-06-03
    days on market $159,900 Active 164 DOM
14. 2026-06-02
    days on market $159,900 Active 163 DOM
15. 2026-06-01
    days on market $159,900 Active 162 DOM
16. 2026-05-31
    days on market $159,900 Active 161 DOM
17. 2026-05-30
    days on market $159,900 Active 160 DOM
18. 2026-05-21
    status Active
19. 2026-05-07
    status Pending
20. 2026-04-16
    status Active
21. 2026-03-10
    status Pending
22. 2026-02-27
    status Active
23. 2025-12-05
    historical Active Under Contract
24. 2025-10-03
    price $159,900
25. 2025-08-08
    listed $175,000 Active
26. 2000-04-07
    soldstatus $89,900
27. 2000-04-03
    soldstatus $89,900 152-char remark

    Show marketing remark (152 chars)

    Lovely older home which has many upgrades . Near Tyndall and in a very guiet neighborhood. One must see to really appreciate all this home has to offer.

28. 2000-01-10
    listed $89,900 152-char remark

    Show marketing remark (152 chars)

    Lovely older home which has many upgrades . Near Tyndall and in a very guiet neighborhood. One must see to really appreciate all this home has to offer.

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 3/10 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: $23,406
• − Mortgage interest: −$8,397
• − Property taxes: −$2,005
• − Insurance: −$750
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$4,361
• Taxable income: $4,150
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $5,308/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 — Parker

• Score: 63/100
• State rank: #704
• US rank: #14956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker, FL
• 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

+77.9% since first listed

11 events — show timeline

• 2026-05-21 Relisted — CPARMLS
• 2026-05-07 Pending — CPARMLS
• 2026-04-16 Relisted — CPARMLS
• 2026-03-10 Pending — CPARMLS
• 2026-02-27 Relisted — CPARMLS
• 2025-12-05 Contingent — CPARMLS
• 2025-10-03 Price Changed $159,900 CPARMLS
• 2025-08-08 Listed $175,000 CPARMLS
• 2000-04-07 Sold (Public Records) $89,900 Public Records
• 2000-04-03 Sold (MLS) $89,900 CPARMLS
• 2000-01-10 Listed $89,900 CPARMLS

Property tax history

+10.1%/yr

Latest (2025): $2,005 · +324.5% YoY. Source: county tax records.